SPECIFICATIONS & FINISHES

The well-appointed homes at Middle Hill Portsmouth feature a transitional aesthetic that can accommodate any individual style. You can then personalize your new home by selecting from a variety of available design finishes including granite countertops, kitchen and bathroom cabinetry, wide plank hardwood flooring, and porcelain tiles.

Scroll through the detailed specifications list below to get a feel for the quality materials and luxe finishes that await you at Middle Hill Portsmouth or as we call them “standard upgrades”.

INTERIOR TRIM & DOORS

Baseboard: 5‐1/4” one‐piece baseboard in all areas.

Window & Door Casings: 1”x4” flat stock in all areas.

Cove Molding: 3‐5/8” in Entry, LR & DR.

Finish: All trim is paint grade (finger‐jointed).

Interior Doors: Two-panel, solid core Masonite and bi‐fold doors with satin nickel hinges.

Door Hardware: Schlage satin nickel levers.

Bi‐fold Hardware: Satin nickel cabinet door pulls.

Privacy Lock Sets: Satin nickel Push button lock door sets for all bathrooms.

 

INTERIOR FINISH

Ceiling Heights: Third floor approximately 8’ 5” +/‐ in all living areas, 8’ +/‐ in bathrooms soffited areas and 11’ 3” in vaulted towers.

First and Second floor: approximately 7’11” in all living areas.

Transom glass: Above select 3rd floor windows.

Walls: Two (2) coats of flat latex paint (1 primer, 1 finish).

Doors: Two (2) coats of semi‐gloss latex paint (1 primer, 1 finish).

Trim: Two (2) coats of semi‐gloss latex paint (1 primer, 1 finish).

Finish Walls: Buyer will select one (1) interior wall color from the Builder’s samples.

Finish Doors & Trim: Buyer will select one (1) interior trim color from the Builder’s samples.

 

CABINETRY

Style: Aristokraft “Avalon” maple or “Landen” oak cabinets – see Builder’s samples.

Hardware: Operable drawers and cabinet doors will have satin nickel knobs.

Upper Cabinets (Kitchen): First and second floor 30” high except for 18” high above the range and 12” refrigerator. Third floor 36” high except for 24” high above range and 18” above the refrigerator.

Moldings: Upper cabinets will have matching crown molding in matching finish.

Island: One island/eating counter with overhang in kitchen.

Layout: Buyer should refer to the floor plans for the layout of the cabinetry.

 

COUNTERTOPS

Kitchen & Island: Granite with undermount sink, 4” separate back splash in kitchen.

Bathrooms: Granite with undermount sink, 4” separate back & side splash in bathrooms.

Colors: To be selected by Buyer from Builder’s samples.

 

APPLIANCES

Style: GE Profile Stainless Steel appliances consisting of refrigerator, dishwasher, natural GAS range, microwave, washer & dryer.   

 

GAS FIREPLACE

Style: 36” direct vent corner fireplace with custom mantle.

 

FLOOR COVERING

Entry/ Kitchen/LR/DR/Hall: “HarrisWood Homestead” prefinished 3” or 5” oak hardwood or “Hallmark Novella” 6” prefinished oak.

Bedrooms/Study: NRF Select “Undoubtedly” carpet over 6 lb rebond pad.

Baths: “Wood look” porcelain tile or ceramic tile to be selected from Builder’s samples.

Utility Room/Closet: “A” units to have vinyl, “B” units will be unfinished.

 

FIRE AND SAFETY

Automatic Sprinklers: Wet sprinkler system pursuant to NFPA specifications.

Communication: Aiphone video intercom system between residence and secured building entry foyer.

Smoke Detectors: Ceiling smoke detectors with battery back‐up located as required by code. Smoke/ CO2 combo in living room ceiling.

 

HEATING, VENTILATION & AIR CONDITIONING

Type: Forced hot air by natural gas with cooling.

Furnace: Rheem R92PA0401317MSA – 40,000 BTU, Up To 92% AFUE, Multi-Position, Single Stage, Multi-Speed Gas Furnace sized per residence located in utility room/closet. 

Air Conditioning: Rheem 13 seer exterior condensing unit sized per residence.

Thermostat: One programmable controlling heating and cooling located per the installer.

Supply Air Ductwork: One zone, flexible and rigid galvanized with insulation, registers as required.

Return Air Ductwork: Rigid galvanized steel, registers as required.

PLUMBING

Master Bath: One WC, two under mount lavs, one 4’ shower.

Guest Bath: One WC, one under mount lav, one 5’ fiberglass tub/shower unit.

Kitchen Sink: Choice between ST2318 rectangular bowl and ST2321 D-bowl undermount in stainless steel.

Water Closets (WC): 2 piece Comfort Height elongated bowl in white porcelain, 1.6 GPF, by Sterling.

Under mount Lavs: Oval bowl in white porcelain by Sterling.

Bathtub/Shower Unit: White fiberglass by Aquatic

Master Bath Shower Stall: White fiberglass base by Cascade with “Wood look” porcelain tile or ceramic tile walls to be selected from Builder’s samples and clear glass shower door.

Kitchen Faucet: Kohler Forté series single lever brushed nickel with pullout sprayer.

Lav Faucets: Kohler Forté series single lever in brushed nickel.

Shower Valve: Kohler Forté in brushed nickel.

Tub & Shower: Kohler Forté in brushed nickel.

Garbage Disposal: ISE “Badger 5”.

Water Heater: Bradford‐White fifty (50) gallon Electric.

 

ELECTRICAL

Service: 100 amp with circuit breaker panel and individual meter.

Switches & Outlets: Decora style white, located per code, GFI outlets where required.

CATV & Telephone: Quantity will vary per Residence type.

Recessed Fixtures: LED recessed fixtures quantity will vary per Residence type, white trims.

Junction Boxes: Prewiring for one (1) Buyer supplied fixture located in the dining room.

Fluorescent Strip Lights: One (1) located in the utility room and closets.

Bathroom Lights: One (1) exposed bulb mirror light and one surface style fixture.

Exhaust Fan: One (1) per bathroom.

Fixture Installation: Builder will install Buyer supplied light fixtures for the dining room.

 

LAUNDRY HOOK‐UPS

“A” Residences: Washer & Electric dryer hook ups will be located in the utility room.

“B” Residences: Washer & Electric dryer hook ups will be located in the laundry closet.

Connections/Stubs: Water, Electric, 110 volt outlet for washing machine and 220 volt outlet for dryer with exterior dryer vent.

Hook‐ups: Builder will install builder supplied washing machine and electric dryer.

 

MIRRORS

Location: Each bathroom will have mirrors extending the full width of the countertop.

Style: wall mounted with polished edges.

 

SHELVING

Location: All linen and hanging closets.

Style: Closetmaid white epoxy coated steel shelf with hanger.

 

OTHER

Parking: One assigned underground parking space in heated garage.

Storage: One assigned underground storage room in heated garage.

Deck: One private deck or patio, size per residence with light.

 

THIRD FLOOR RESIDENCES

All third floor residences will have the following upgrades included in the base price of the residence.

  1. Residence living rooms will have additional ceiling moldings in raised/tray ceiling area.
  2. 36” Kitchen Cabinets except 24” high above range and refrigerator.

 

LIMITED WARRANTY

In addition to any warranty for materials and labor given by the manufacturers and/or installers of the various components of the Residence, Builder shall offer a one (1) year Limited Warranty on the Residence. Please consult the actual Limited Warranty for a more exact description of limitations and coverage.

 

BUILDER NOTES

The Residence Specifications offered are subject to change, omissions and errors by the Builder. The Builder reserves the absolute right to substitute any of the above Residence Specifications with materials of similar or greater quality.

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