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Published February 19, 2026 at 7:00 PM
Updated February 27, 2026
Renovation of a multi-residential development in Dubuque, Iowa. Completed plans call for the renovation of a multi-residential development.
In general, the work consists of general carpentry, concrete flatwork, painting, HVAC, Electrical and Plumbing trades etc. The work may include LEAD INTERM control measures. A contractor and/or employee trained and certified as "LEAD ABATEMENT CONTRACTOR or ABATEMENT WORKER" must complete line items IF lead is part of the bid. Line-Item Construction Bids will be received for the projects. Any Building Permit related questions should be directed to the Inspection and Construction Services 563.589.4150. General o All work shall be of workmanlike manor and to finish standards of the City Grants Inspector. o All wood used on exterior of structures shall be treated and of mid-grade quality or approved equal by City Grants Inspector. o All wood used on the interior of the structure shall be of mid-grade quality and free of knots, cracks, or otherwise deteriorated surfaces. o Any amenity in unit that is present before construction needs to remain after construction. For example: If television cables are in the room they need to remain in the room after construction. (i.e. cables, phone wires, electrical outlet access.) o Any mechanicals, windows, or doors shall have an Energy Star rating. Window Installation o All applicable permits apply. It will be the responsibility of the contractor to schedule the Inspection and Construction Services inspector to come to the project and approve the installation of the first window, per the manufacturer's recommendation. When the project is complete, the Contractor will be responsible for scheduling final inspection by the Building Inspector and FINAL ALL PERMITS pulled on the project. Proof of final permits will be required for final payment. o Location and measurement (if specific due to window type) of window will be specified on bid if needed. It will be the responsibility of the contractor to measure and ask the Inspector if there are questions. o Replacement and new construction windows shall be Energy Star rated for the Northern Climate Zone and sized to fit the available opening. Window installation shall be according to the manufacturer's written instructions. Replacement windows shall have a 10-year warranty minimum. o Insulation required on all new window installations is as follows: Follow manufacturer recommendation for type and installation method for insulation. Further guidance should be directed to the City Inspector. o When property is deemed National Register Eligible (NRE), the City's Planning Department shall approve window type and style prior to Contractor ordering windows for the project. Prior to installation of windows, the Planning Dept or City Grants Inspector will ensure window style is approved on site and insulation technique agreed upon. Call the Planning Department 563.589.4210. o General window installation expectations shall follow IRC code requirements as follows. If you have questions, contact Grants Inspector or Inspection and Construction Services Inspector for guidance. Casement, Double Hung, Vinyl, and Pocket windows may all require slightly different manufacturer installation methods. o The code references the Manufacturer's Installation recommendations. The code does detail requirements for replacement windows, anchoring, and flashing requirements. See those sections below. o R310.2.5 Replacement windows. Replacement windows installed in buildings meeting the scope of this code shall be exempt from the maximum sill height requirements of Section R310.2.2 and the requirements of Section R310.2.1, provided that the replacement window meets the following conditions: The replacement window is the manufacturer's largest standard size window that will fit within the existing frame or existing rough opening. The replacement window is of the same operating style as the existing window or a style that provides for an equal or greater window opening area than the existing window. o The replacement window is not part of a change of occupancy EXTERIOR WINDOWS AND DOORS o R609.1 General. This section prescribes performance and construction requirements for exterior windows and doors installed in walls. Windows and doors shall be installed and flashed in accordance with the fenestration manufacturer's written instructions. Window and door openings shall be flashed in accordance with Section R703.4. Written installation instructions shall be provided by the fenestration manufacturer for each window or door. o R609.7 Anchorage methods. The methods cited in this section apply only to anchorage of window and glass door assemblies to the main force-resisting system. o R609.7.1 Anchoring requirements. Window and glass door assemblies shall be anchored in accordance with the published manufacturer's recommendations to achieve the design pressure specified. Substitute anchoring systems used for substrates not specified by the fenestration manufacturer shall provide equal or greater anchoring performance as demonstrated by accepted engineering practice. o R609.7.2 Anchorage details. Products shall be anchored in accordance with the minimum requirements illustrated in Figures R609.7.2(1), R609.7.2(2), R609.7.2(3), R609.7.2(4), R609.7.2(5), R609.7.2(6), R609.7.2(7) and R609.7.2(8). o R703.4 Flashing. Approved corrosion-resistant flashing shall be applied shingle-fashion in a manner to prevent entry of water into the wall cavity or penetration of water to the building structural framing components. Self-adhered membranes used as flashing shall comply with AAMA 711. Fluid-applied membranes used as flashing in exterior walls shall comply with AAMA 714. The flashing shall extend to the surface of the exterior wall finish. Approved corrosion- resistant flashings shall be installed at the following locations: 1. Exterior window and door openings. Flashing at exterior window and door openings shall extend to the surface of the exterior wall finish or to the water-resistive barrier complying with Section 703.2 for subsequent drainage. Mechanically attached flexible flashings shall comply with AAMA 712. Flashing at exterior window and door openings shall be installed in accordance with one or more of the following: 1.1 The fenestration manufacturer's installation and flashing instructions, or for applications not addressed in the fenestration manufacturer's instructions, in accordance with the flashing manufacturer's instructions. Where flashing instructions or details are not provided, pan flashing shall be installed at the sill of exterior window and door openings. Pan flashing shall be sealed or sloped in such a manner as to direct water to the surface of the exterior wall finish or to the water resistive barrier for subsequent drainage. Openings using pan flashing shall incorporate flashing or protection at the head and sides. 1.2 In accordance with the flashing design or method of a registered design professional. 1.3 In accordance with other approved methods. 2. At the intersection of chimneys or other masonry construction with frame or stucco walls, with projecting lips on both sides under stucco copings. 3. Under and at the ends of masonry, wood, or metal copings and sills. 4. Continuously above all projecting wood trim. 5. Where exterior porches, decks, or stairs attach to a wall or floor assembly of wood-frame construction. 6. At wall and roof intersections. 7. At built-in gutters. Paint Stripping When stripping of a component is specified, photo/video or in person proof will have to be provided to inspector (and approved) prior to painting of component and payment for that item. Exterior Lead Work Considerations All areas shall be contained and cleaned properly. This may include containing with plastic on the ground, or towards other properties. Vacuuming soil, grass, or sidewalks to remove paint chips shall be completed as needed. Handrails All handrails shall have a height of not less than 34" and not more than 38" above the platform or stair nose. Allowable opening for guards is 4" sphere to a height of 34". Grip size handrails circular shapes: 1 1/4 " minimum; 2" maximum. Non-circular: perimeter dimension of 4" minimum and 6 1/4 " maximum with a 2 1/4 " maximum cross-section. All handrails shall be graspable without barrier for full length. Handrails and guards must be able to withstand a uniform Load of 50 lbs./ft, or a Concentrated Load of 200 lbs. placed at the top of the handrail or guard. Carbon Monoxide Alarm placement A CO alarm must be installed on each level of the home outside of sleeping areas. On levels with no sleeping rooms, placed in a central living area. They should be placed on the wall about 5 feet above the floor. The alarm should be installed at least 6 inches from all exterior walls and at least 3 feet from HVAC vents. CO alarms are recommended 5-20 feet from sources of CO such as a furnace, water heater, or fireplace. Choose locations free of obstructions, where the alarm will stay clean and protected from adverse environmental conditions. Do not place the unit in dead air spaces or next to a window or door. Smoke Detector Placement o Smoke alarms must be combination (ionization/photoelectric) o Install smoke alarms outside sleeping area; one on every level of the home, including the basement. o On levels without bedrooms, install alarms in the living room (or den or family room) or near the stairway to the upper level. o Smoke alarms installed in the basement should be installed on the ceiling at the bottom of the stairs leading to the next level. o Smoke alarms should be installed at least 10 feet (3 meters) from a cooking appliance to minimize false alarms when cooking. o Mount smoke alarms high on walls. Wall-mounted alarms should be installed roughly 12 inches away from the ceiling. o If you have ceilings that are pitched, install the alarm within 3 feet of the peak but not within the apex of the peak (four inches down from the peak). o Don't install smoke alarms near windows, doors, fans, or ducts where drafts might interfere with their operation. Locations- 900 Garfield 863 Stone Ridge 3554 Keymeer
Post-Bid
Multi-Residential
$200,000.00
Public - City
Renovation
Documents for this project are exclusively Specifications. If Plans become available, we will add them here.
5
Trades Specified
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February 26, 2026
March 30, 2026
Multiple Locations, Dubuque, IA
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