MacDonald
Residence
Residence
MacDonald Residence · Close-Out Manual
September 2025
A note from the builder
Thank You
Bryan Kaplan
Founder & Principal
Buildwise Inc.
Dear James & Laura,
On behalf of the entire Buildwise team, I want to extend our heartfelt gratitude for granting us the privilege of building your home. It's been an incredible journey, and we are honored to have been part of something this significant for your family.
Designing and constructing a custom home is a deeply personal experience. We understand the trust you placed in us by choosing us as your construction partner, and we've taken great care to ensure that every aspect of your vision has been brought to life with meticulous attention to detail and craftsmanship.
Throughout the project, our team has been dedicated to delivering the four things we believe matter most: communication, craftsmanship, collaboration, and clarity. This manual is an extension of that last one — a reference you can return to for years to come.
As you settle into your new home, we hope it becomes a place of comfort, happiness, and cherished memories for you and your family. Should you ever require assistance or have a question, our doors are always open.
With gratitude,
Bryan Kaplan
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 02
MacDonald Residence · Close-Out Manual
September 2025
What's inside
Table of Contents
This manual is organized into five parts — the story of your home, its ongoing care, the components inside it, the systems that run it, and the documentation that backs it all up. Every heading below is a link.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 03
MacDonald Residence · Emergency Shut-Offs Plan
September 2025
Before anything else
Emergency Shut-Offs Plan
The page you'll be glad you bookmarked. Keys contacts, shutoff locations, and what to do first.
!
Life-safety emergency? Call 911 first.
For gas leaks: leave the home immediately, then call 911 and SoCalGas from outside. For water or electrical emergencies, shut off at the main (locations below) and then call us.
Gas Leak
If you smell gas, leave first.
SoCalGas1-800-427-2200
Emergency911
Buildwise On-Call(213) 910-0303
Water / Flood
Shut the main water first.
Los Angeles Department of Water and Power(213) 367-4211
Plumber — Stevens & Son(310) 555-0142
Buildwise On-Call(213) 910-0303
Power Outage
Check PSE outage map first.
PSE Outage Line1-800-427-2200
Electrician — Hillside(310) 555-0198
Buildwise On-Call(213) 910-0303
Shutoff locations
01
Main water shutoff
Quarter-turn ball valve inside the mechanical room, on the incoming copper line just after the pressure regulator.
Mech. Room · Main Flr
02
Gas main shutoff
Quarter-turn lever on the meter at the north side of the garage. Turn perpendicular to the pipe to close.
Exterior · North Wall
03
Main electrical panel
200A main breaker at top of panel. Individual circuit legend is labeled inside the panel door.
Mech. Room · Main Flr
04
Water heater shutoff
Cold inlet valve on top of the heat-pump water heater. Also a dedicated circuit breaker in the main panel.
Mech. Room · Main Flr
05
Hose-bib shutoffs (4)
Interior stop valves for each exterior hose bib, located in the crawlspace. Close before the first freeze.
Crawlspace
06
Sprinkler system main
Backflow preventer at the north-west corner of the garage. Shuts off all landscape irrigation.
Exterior · NW Corner
07
Sump pump & backup
Primary Zoeller M53 with Aquanot 508 battery backup, both in the mechanical room floor sump. Dedicated breaker labeled "Sump" in the main panel; manual disconnect on the wall above the basin. Cut power here if the pump is running continuously or the backup alarm is sounding — then call us.
Mech. Room · Floor
Reference
Main floor shutoff map
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 04
MacDonald Residence · Before You Call Us
September 2025
Quick self-help
Before You Call Us
Before you call us, here are the top ten things you can probably fix in 30 seconds. Most service calls in the first year fall into one of these. If anything here doesn't resolve the issue, reach out — that's what we're here for.
| # | Symptom | First thing to try |
|---|---|---|
| 01 | Outlet, light, or counter appliance dead | Check the GFCI in the nearest wet area (kitchen, bath, garage, exterior) — press Reset. If that doesn't restore power, check the breaker in the main panel labeled for that room. |
| 02 | No hot water | Tankless heaters in your home: check the unit's display for an error code; if a code is shown, snap a photo before resetting. Wait 30 minutes before calling — the recovery cycle takes time. If the unit has no power, check the dedicated breaker labeled "Tankless WH." |
| 03 | HVAC not cooling or heating | Confirm the thermostat is set to Cool or Heat (not "Off" or "Auto" between seasons). Replace the air filter if it's been over 90 days. Check the breaker labeled "Air Handler" or "Furnace." The outdoor condenser also has its own disconnect on the wall next to it — flip it to "On." |
| 04 | Garbage disposal humming but not spinning | Power the unit off at the wall switch. Use the Allen key stored in the magnetic clip under the disposal to crank the bottom hex hole back-and-forth several times to free the jam. Then press the small red Reset button on the bottom of the unit. Turn power back on. |
| 05 | Water pooling around the indoor AC / air handler | Condensate drain line is clogged. Locate the drain access (the T-fitting with a cap, near the indoor unit) and pour a cup of distilled vinegar through it. The drain pan should empty within 10 minutes. If water keeps appearing, call us — the float switch may have failed. |
| 06 | Door not latching cleanly | The strike plate is misaligned by 1/16". Loosen the two strike-plate screws, shift the plate up or down a hair, and re-tighten. If the door is sagging away from the latch, the top hinge needs a longer screw — call us, we'll send someone to swap it during your next service visit. |
| 07 | Sticky cabinet or interior door hinge | A single drop of silicone spray or 3-in-1 oil on the hinge pin. Never WD-40 on interior finishes — it attracts dust and leaves a residue that stains wood over time. |
| 08 | Faint burning smell from a new oven, fireplace, or HVAC startup | Normal "burn-off" of factory residues during the first few uses. Open windows, run the kitchen and bath vents on high, and let the appliance cycle through its break-in instructions (oven: 400°F empty for one hour). The smell should be gone within 2–3 cycles. If it persists past a week of use, call us. |
| 09 | Stained grout in shower or backsplash | Skip bleach — it degrades cement-based grout and discolors stone. Use an oxygen-based grout cleaner (OxiClean diluted in warm water) with a soft-bristle grout brush. For natural-stone tile, check the Care & Cleaning page first — some acidic products will etch the stone permanently. |
| 10 | Wi-Fi or smart-home controls unresponsive | Power-cycle in this order: modem off for 30 seconds → back on. Wait 2 minutes for it to come fully online. Then router off for 30 seconds → back on. This resolves about 80% of network issues. If the smart-home panel itself (Lutron / Crestron / etc.) is unresponsive, check its dedicated breaker. |
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 05
MacDonald Residence · Project Summary
September 2025
A record of the work
Project Summary
A ground-up custom residence on a wooded lot in West Los Angeles — a two-story, seven-bedroom home designed for a growing family and the way they actually live.
The existing 1½-story home on the site was removed to make way for this new construction. The finished residence comprises 7,106 square feet across two floors with a 757-square-foot three-car garage, anchored on a permeable paver driveway and surrounded by retained and new landscape.
The program includes a dining room and formal living area centered on a double-sided gas fireplace, a chef's kitchen with a scullery and walk-in pantry, a hearth room off the main living space, two home offices, and a covered outdoor living area with fireplace. Upstairs, the primary suite features a grand closet, dry sauna, and spa bath; four additional bedrooms, an exercise room, a media room, and a dedicated play space complete the upper floor.
Construction began in August 2023 and reached substantial completion in September 2025. The home meets Washington State Energy Code R406 at 7.0 energy credits via an air-source heat pump system, heat-pump water heater, and sealed-envelope construction verified by blower-door testing.
Total Conditioned Area
7,106
square feet
Garage
757
square feet
Bedrooms
7
including primary suite
Completion
Sep 2025
substantial completion
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 06
MacDonald Residence · Builder Warranty
September 2025
What we stand behind
Builder Warranty
For twelve months from the date of substantial completion, Buildwise Inc. warrants the work performed under this project to be free of defects in workmanship and materials supplied by us, subject to the terms below.
What's covered
- Workmanship — Defects in materials and workmanship installed by Buildwise or our subcontractors, excluding those covered by pass-through manufacturer warranties listed in Section 5.
- Systems function — Proper operation of all rough-in systems (framing, envelope, plumbing rough, electrical rough, HVAC rough) at handover.
- Finish defects — Paint, drywall, trim, tile, and flooring defects that are the result of installation errors and not normal settlement, seasonal movement, or use wear.
- Envelope integrity — Water penetration, air leakage beyond the designed rate, and framing defects that affect structural performance.
What's not covered
- Normal wear, settlement cracks of less than 1/16", and seasonal shrinkage of wood products.
- Damage from owner alterations, unauthorized repairs, or work performed by others after handover.
- Appliance and fixture performance — these are covered by the manufacturer warranties listed in Section 5.
- Consequential damages, including damage to personal property caused by a warranty defect.
How to file a claim
Email bryan@buildwise.com with a description of the issue, photos where possible, and the best time to be contacted. A member of our service team will respond within two business days to schedule an assessment.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 07
MacDonald Residence · Pass-Through Warranties
September 2025
Manufacturer warranties
Pass-Through Warranties
Every major product, appliance, and system component installed in your home — with the warranty term, start date, and a link to the full document.
| Product | Manufacturer | Term | Effective | Expires | Documentation |
|---|---|---|---|---|---|
| Appliances | |||||
48" Professional Range EQ-13 · Primary kitchen |
Wolf | 2 years | 09 / 15 / 2025 | 09 / 15 / 2027 | View document → |
Built-In Refrigerator EQ-14 · Kitchen |
Sub-Zero | 2 years full · 12 yr sealed system | 09 / 15 / 2025 | 09 / 15 / 2027 | View document → |
Dishwasher EQ-15 · Kitchen island |
Miele | 1 year | 09 / 15 / 2025 | 09 / 15 / 2026 | View document → |
Washer & Dryer Set EQ-32 / EQ-33 · Laundry |
Miele | 2 years | 09 / 15 / 2025 | 09 / 15 / 2027 | View document → |
| HVAC & Water Heating | |||||
Air-Source Heat Pump · 5-Ton Centrally ducted, HSPF 11+ |
Mitsubishi Electric | 12 yr compressor · 10 yr parts | 09 / 15 / 2025 | 09 / 15 / 2037 | View document → |
Heat-Pump Water Heater NEEA Tier III · 80 gal |
Rheem ProTerra | 10 yr tank · 1 yr parts | 09 / 15 / 2025 | 09 / 15 / 2035 | View document → |
ERV Ventilation System Whole-house balanced ventilation |
Broan AI Series | 5 years | 09 / 15 / 2025 | 09 / 15 / 2030 | View document → |
| Windows, Doors & Envelope | |||||
Window Package U=0.28, triple-glazed |
Marvin Essential | 20 yr glass · 10 yr non-glass | 09 / 15 / 2025 | 09 / 15 / 2045 | View document → |
Asphalt Composition Roofing Presidential TL |
CertainTeed | Lifetime limited | 09 / 15 / 2025 | Lifetime | View document → |
Fiber Cement Siding Lap & panel, factory-finished |
James Hardie | 30 yr substrate · 15 yr finish | 09 / 15 / 2025 | 09 / 15 / 2055 | View document → |
| Plumbing Fixtures | |||||
Kitchen Faucet PL-21 · Pot filler + main |
Waterworks | Limited lifetime | 09 / 15 / 2025 | Lifetime | View document → |
Primary Bath Fittings PL-112 through PL-122 |
Kallista | Limited lifetime finish | 09 / 15 / 2025 | Lifetime | View document → |
Registration matters. Several warranties above require registration within 30–90 days to activate the full term. Where applicable, we've completed registration on your behalf. Original documentation is filed in your digital document folder (see Part Five).
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 08
MacDonald Residence · Service Requests
September 2025
When something isn't right
How to Book Service
Our service process is designed to be simple and fast. One point of contact, clear categories, predictable response times.
01
Identify the category
Emergency (life safety, active leak, no heat) · Urgent (non-emergency but affecting use) · Standard (comfort or cosmetic).
02
Reach out to us
Email is best for non-urgent requests; phone for anything urgent or emergency. Include photos whenever you can.
03
We respond & assess
Same-day response for emergencies · 48 hours for urgent · 5 business days for standard. We'll confirm scope and schedule.
04
We coordinate & resolve
We handle trade coordination, scheduling, and follow-up. You hear from one person from start to finish.
Your Direct Contact
Mara Keller
Client Services Manager
Emailbryan@buildwise.com
Direct(213) 910-0303 ext. 2
Mobile(213) 555-0187
Emergency(213) 910-0303 (24/7)
Office hours — Mon–Fri, 8:00 AM – 5:00 PM PT. Emergency line answered 24/7/365. Standard service requests submitted outside office hours are responded to the next business day.
Scan to start a service request — it'll pre-fill your project name, address, and email subject. Add your issue + photos in the email body and send.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 09
MacDonald Residence · Trade Directory
September 2025
Who did what
Trade Directory
Every company that contributed to your home. For non-emergency service, we prefer you route through us — but these direct lines exist in case you need them.
Architect
McCullough Architects
Full architectural design & construction documentation.
LeadAaron McCullough
Phone(213) 443-1181
Emailaaron@mccullougharchitects.com
Interior Design
Hyrel Mathias Interior Design
Interior architecture, finish selection, and furnishings.
LeadHyrel Mathias
Phone(917) 684-0350
Emailstudio@hyrelmathias.com
Structural Engineer
Mulhern & Kulp Structural
Structural engineering & detailing.
LeadRyan Zimmerman, P.E.
Phone(484) 502-0080
Emailrzimmerman@mulhernkulp.com
Civil & Survey
Core Design, Inc.
Civil engineering, landscape architecture, surveying.
LeadRobert West, PLS
Phone(310) 885-7877
Emailrwest@coredesigninc.com
Framing
Sierra Framing & Structural
Floor, wall, and roof framing; structural steel installation.
LeadDan Oyler
Phone(310) 555-0134
Emaildan@cascadeframing.com
Plumbing
Stevens & Son Plumbing
Rough-in & finish plumbing, fixture installation, gas piping.
LeadTom Stevens
Phone(310) 555-0142
Emailtom@stevensandson.com
Electrical
Hillside Electric
Electrical rough & finish, low voltage coordination.
LeadMarco Alvarez
Phone(310) 555-0198
Emailmarco@hillsideelectric.com
HVAC
Cedar Mechanical
Heat pump, ductwork, ERV, controls.
LeadAlicia Nguyen
Phone(310) 555-0156
Emailservice@cedarmech.com
Roofing & Envelope
Summit Roofing Co.
Asphalt composition roofing, flashings, gutters.
LeadPaul McIntyre
Phone(310) 555-0171
Emailservice@summitroofing.com
Cladding & Trim
Westside Cladding Co.
Hardie lap & panel, cedar T&G soffits, fascia.
LeadJamie Cho
Phone(310) 555-0165
Emailjamie@nwsiding.com
Tile & Stone
Meridian Tile & Stone
All tile installation, stone slabs, waterproofing.
LeadIsaac Park
Phone(310) 555-0121
Emailisaac@meridiantile.com
Cabinetry & Millwork
Atelier Woodworks
Custom cabinetry, closets, built-ins.
LeadClaire Vandermeer
Phone(310) 555-0188
Emailclaire@atelierwoodworks.com
Paint
West End Painting
Interior paint, exterior paint & stain, cabinet finishing.
LeadLuis Ortega
Phone(310) 555-0110
Emailluis@westendpainting.com
Flooring
Heartwood Flooring
White oak hardwood, finish sanding, transitions.
LeadBen Carlyle
Phone(310) 555-0103
Emailben@heartwoodfloors.com
Landscape
Ground Plane Landscape
Landscape installation, irrigation, hardscape.
LeadHannah Lin
Phone(310) 555-0129
Emailhannah@groundplane.co
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 10
MacDonald Residence · Behind the Walls
September 2025
What's behind every wall
Behind the Walls
Pre-insulation photos of every room in the home, organized by location. Useful when you hang a TV, run a new circuit, troubleshoot a leak, or just want to know what's behind the drywall before you drill.
Your rough-in photo gallery is hosted externally so we can keep it up to date over time.
Folders are organized by room — Kitchen, Primary Bath, Primary Bedroom, Bedroom 2, Bedroom 3, Living Room, Dining Room, Powder Room, Laundry, Mechanical Room, Garage, Hallways & Stairs, and each exterior elevation. Click into any room to see the wall photos taken before drywall went up — north, south, east, and west walls plus plumbing, electrical, and structural rough-ins where relevant.
Open photo gallery →
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 11
MacDonald Residence · Maintenance Calendar
September 2025
When to do what
Seasonal Maintenance
A year-round rhythm to keep your home running. Items in this calendar are grouped by trade; handoff between owner and subcontractor is marked in the "By" column.
Weekly
Monthly
Semi-Annual
Annual
| Task | By | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Exterior | |||||||||||||
| Eavestrough / gutter cleaningClear debris, inspect corners and downspouts | Sub | ||||||||||||
| Roof & flashing inspectionWalk-through inspection, debris clearance | Sub | ||||||||||||
| Exterior glass & window washingWindows, doors, glass guards | Sub | ||||||||||||
| Exterior paint & caulkingVisual inspection, spot repair | Buildwise | ||||||||||||
| Hose bibs & sprinkler start-upTurn on, check for leaks, program timers | Sub | ||||||||||||
| Sprinkler blow-out & bib shutoffDrain lines before first freeze | Sub | ||||||||||||
| Deck oiling (Ipe)Only if natural finish is preferred | Sub | ||||||||||||
| Shou sugi ban tung oil refreshAnnual re-oil on a warm dry day | Sub | ||||||||||||
| Cladding annual walkCaulk, panels, fasteners — Buildwise | Buildwise | ||||||||||||
| Stone veneer weep clearConfirm bottom weep is unblocked by mulch | Owner | ||||||||||||
| Mechanical · HVAC & Plumbing | |||||||||||||
| Forced-air filter changeStandard MERV 13 filter | Owner | ||||||||||||
| ERV filter change & annual serviceClean core, replace filters | Sub | ||||||||||||
| A/C seasonal serviceClean outdoor unit, drain lines | Sub | ||||||||||||
| Tankless / heat-pump WH serviceDescale, anode check, sediment flush | Sub | ||||||||||||
| Sewer drain scopeCamera main line from clean-outs | Sub | ||||||||||||
| Sump pump inspectionFunction test, battery backup check | Sub | ||||||||||||
| Water softener salt refillMorton Clean & Protect, ~2 bags | Owner | ||||||||||||
| Carbon pre-filter changeAquasana Rhino pre-filter cartridge | Buildwise | ||||||||||||
| UV sterilizer bulb replacementAnnual replacement (Viqua VH410M) | Buildwise | ||||||||||||
| Sump pump function testPour 5-gal bucket into basin | Owner | ||||||||||||
| Sump backup battery testPress test button on Aquanot 508 | Owner | ||||||||||||
| Sewage ejector inspectionLiberty LE51A — professional clean | Buildwise | ||||||||||||
| Gas manifold leak checkLicensed plumber, CSST visual | Sub | ||||||||||||
| Backflow preventer cert. testWilkins 720A — required by City of LA | Sub | ||||||||||||
| Generator annual serviceGenerac 22kW — oil + filter | Sub | ||||||||||||
| Interior & Life Safety | |||||||||||||
| Smoke & CO detector testMonthly button test; battery swap yearly | Owner | ||||||||||||
| GFCI receptacle testBathrooms, kitchens, exterior | Owner | ||||||||||||
| Dryer vent cleaningLint trap & full vent run | Sub | ||||||||||||
| Chimney & flue inspectionBoth fireplaces | Sub | ||||||||||||
| Duct & carpet cleaningProfessional service | Sub | ||||||||||||
| Smoke / CO battery replacementAll 14 interconnected units | Owner | ||||||||||||
| Security panel testPress monthly test button on Alarm.com | Owner | ||||||||||||
| Wi-Fi mesh rebootReboot UDM Pro via UniFi app | Owner | ||||||||||||
| Garage door force testLift manually with operator disconnected | Owner | ||||||||||||
| Front gate track inspectionWalk track, clear debris (3-bay garage gate) | Owner | ||||||||||||
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 12
MacDonald Residence · Care & Cleaning
September 2025
Cleaning the right way
Care & Cleaning
A quick-reference guide for the interior surfaces and finishes in your home. When in doubt, less aggressive is better — stone and finished wood are forgiving until they're not.
Natural Stone · Honed
Marble, limestone & honed granite
Daily
Wipe with a soft cloth and warm water. Blot spills immediately — especially citrus, wine, coffee, and oils.
Weekly
Clean with a pH-neutral stone cleaner (MB Stone, Method Daily Granite). Never vinegar, lemon, or bleach.
Annually
Re-seal with a penetrating impregnating sealer. Test by dripping water — if it absorbs within 3 min, it's time.
Avoid
Acidic cleaners, scouring pads, glass cleaner, magic erasers, placing hot pans directly on stone surfaces.
Engineered Stone
Quartz countertops (kitchen island)
Daily
Warm water and mild dish soap. Quartz is non-porous — no sealing required, ever.
Stains
For dried-on food, use a plastic scraper and warm soapy water. For stubborn marks, a non-abrasive cleaner like Simple Green.
Avoid
High heat (use trivets above 300°F), alkaline cleaners (oven cleaner, drain cleaner), bleach at full strength.
Solid Hardwood
White oak floors & stair treads
Daily
Dust mop or soft broom. Micro-grit is the enemy — a vacuum with a hardwood floor attachment is ideal.
Weekly
Damp (not wet) mop with a hardwood-specific cleaner (Bona Pro, Method Squirt & Mop). Wring your mop thoroughly.
Protect
Felt pads on all furniture legs. Mats at all entries. Humidity between 35–55% to minimize seasonal gapping.
Avoid
Steam mops, wax, oil soaps, vinegar/water solutions. These will dull or damage the finish over time.
Painted Finishes
Walls, ceilings & trim
Spot clean
Soft cloth, warm water, small amount of dish soap. Blot, don't scrub. Always test a hidden spot first.
Scuffs
Mr. Clean Magic Eraser used gently will remove most scuffs on eggshell and satin, but will dull flat finishes — so test first.
Touch-up
Your paint cans are labeled and stored in the mechanical room. Stir thoroughly before touch-up; feather the edges.
Unlacquered Brass
Faucets, hardware & accents
Intentional patina
These fittings are designed to darken and develop character over time. Doing nothing is the correct answer most of the time.
To restore shine
Wright's or Brasso on a soft cloth. Work in small sections, rinse thoroughly, dry with microfiber.
Avoid
Never apply lacquer — it will flake. Avoid chlorine cleaners near brass (pits the finish).
Tile & Grout
Bathrooms, kitchen backsplash, floors
Routine
Warm water and pH-neutral cleaner. Avoid anything acidic on cement-grouted installations.
Grout refresh
Oxygen-based grout cleaner (OxiClean diluted) with a soft-bristle grout brush. Re-seal grout annually.
Shower care
Squeegee glass after each use. Weekly: a diluted dish-soap mix — no vinegar on natural stone or unsealed grout.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 13
Part Three · Building Components
September 2025
Part Three · Category 10
Windows & Doors
Marvin Essential triple-glazed windows throughout, U-factor 0.28. Entry doors are custom fabricated with multi-point locking hardware. Interior doors are solid-core paint-grade with custom jambs and unlacquered brass hardware.
Trade Partner
Pacific Fenestration
Window & door supply and installation
LeadRachel Sato
Phone(310) 555-0147
Emailrachel@pacificfen.com
Warranty20 yr glass / 10 yr non-glass
Installed Products
8 items shown · full schedule in project documents
W-01 · Main Flr
Marvin Essential Casement
Living Room · South
W-02 · Main Flr
Marvin Essential Fixed
Dining Room · West
SD-01 · Main Flr
Marvin Multi-Slide Door
Dining → Covered Patio
ED-01 · Entry
Custom Pivot Entry Door
Front Entry
ID-01 · Typ.
Solid-Core Paint-Grade Door
All Interior Rooms
HW-01 · Typ.
Emtek Door Hardware
All Interior Doors
GD-01 · Garage
Clopay Avante Aluminum
Garage
SK-01 · Roof
Velux Fixed Skylights
Kitchen · Entry · Upper Hall
Care Notes
How to keep them operating for decades.
Clean tracks seasonally — Vacuum or brush debris from window sills and door tracks, especially after spring pollen and fall leaf drop.
Lubricate hardware annually — A dry silicone spray on hinges, locks, and rollers. Never use WD-40 on window mechanisms (attracts dust).
Inspect weatherstripping — Gently feel the seals every fall. Replacement is inexpensive and preserves energy performance.
Glass cleaner for glass — Not ammonia-based products on window frames or door finishes — they will dull anodized aluminum and painted surfaces.
Don't force anything — If a window or door is sticking, stop. It's almost always a seasonal adjustment. Call us before applying force.
Entry door refinishing — The white oak pivot door should be re-oiled every 18–24 months (Rubio Monocoat or equivalent). We can coordinate this.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 14
Part Three · Building Components
September 2025
Part Three · Category 11
Plumbing Fixtures
Kallista and Waterworks fittings throughout, with specialty pieces from deVol in offices and baths. All fittings are unlacquered brass with a living finish — they will develop a warm patina with use, which is intentional and beautiful.
Trade Partner
Stevens & Son Plumbing
Rough-in & finish plumbing, fixture installation
LeadTom Stevens
Phone(310) 555-0142
Emailtom@stevensandson.com
WarrantyLimited lifetime on finishes
Installed Fixtures
8 items shown · full PL-01 through PL-122 schedule in documents
PL-21 · Kitchen
Waterworks Henry Pulldown
Kitchen Island
PL-24 · Kitchen
Waterworks Pot Filler
Range Wall
PL-112 · Grand Bath
Kallista Script Widespread
Primary Vanities · 2 sets
PL-114 · Grand Bath
Kallista Shower System
Primary Shower
PL-04 · Powder 1
Waterworks Aero Widespread
Powder Room 1
PL-56 · Powder 2
Waterworks Henry Widespread
Powder Room 2
PL-48 · Office
deVol Bridge Faucet
Craft Room
PL-59 · Toilets
Toto Aquia Dual-Flush
All WC (×7)
Care Notes
Living finishes deserve a light touch.
Unlacquered brass patinas intentionally — Don't try to keep it mirror-bright. The darkening is part of the material's character and what distinguishes it from plated finishes.
Wipe dry after use — Especially in showers. Mineral spotting is the biggest enemy of any finish in our hard-water region.
Aerators clean annually — Unscrew, soak in white vinegar for 15 minutes, rinse and reinstall. Restores full flow when it starts to feel weak.
Never use abrasive cleaners — Comet, Bar Keepers Friend, or any scouring pad will scratch living finishes permanently.
Toilets: avoid drop-in tablets — Tank tablets will void the Toto warranty and corrode internal components. Use inline bowl cleaners only.
Cartridge life — Expect 8–12 years on most faucet cartridges. Drips from the spout almost always indicate cartridge replacement, not a full fixture replacement.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 15
Part Three · Building Components
September 2025
Part Three · Category 12
Lighting
A layered lighting scheme — decorative pendants and sconces from specified designers, recessed trim throughout, and Lutron HomeWorks QSX for whole-home control. All decorative fixtures are dimmable; all recessed is LED 2700K unless otherwise noted.
Trade Partner
Hillside Electric
Rough-in & finish electrical, lighting control
LeadMarco Alvarez
Phone(310) 555-0198
Emailmarco@hillsideelectric.com
Warranty1 yr workmanship · fixture-specific on hardware
Decorative Fixtures
8 items shown · LT-01 through LT-40 schedule in documents
LT-12 · Kitchen
Apparatus Cylinder 27
Kitchen Island (2)
LT-15 · Dining
Allied Maker Arc Chandelier
Dining Room
LT-21 · Grand Bed
Roll & Hill Excel Pendant
Primary Bedroom
LT-07 · Scullery
Workstead Signal Sconce
Scullery (4)
LT-28 · Baths
Visual Comfort Bryant
Baths 3, 4, 5
LT-37 · Grand Bath
Vaughan Tilbury Chandelier
Primary Bath Water Closet
LT-30 · Media
In Common With Column
Media Room (2)
REC · Typ.
Lucifer Lighting L3D Trim
Throughout
Care & Operation
Your lighting control system, briefly.
Lutron HomeWorks QSX — Scenes are programmed into each keypad. Press once to activate; press and hold to adjust. Scenes can be re-programmed via the Lutron app.
LED replacement — Most decorative fixtures use standard E26 screw-in LEDs. Specialty bases are noted in the LT schedule. Always match color temperature (2700K).
Unlacquered brass fixtures — Same care as plumbing. Dust with a soft, dry cloth. Avoid polish unless restoring — patina is the goal.
Alabaster & glass shades — Dust with a soft brush or dry microfiber. If washing is required, use distilled water and let fully air-dry before reinstalling.
Recessed trim — Driver life is 50,000 hours (~15 years of typical use). Replacement drivers are filed in your document folder.
Dimmer compatibility — If you replace an LED bulb and it flickers, the new bulb likely isn't Lutron-compatible. We keep a compatible bulb list on file.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 16
Part Three · Building Components
September 2025
Part Three · Category 13
Tile & Stone
Zellige, tumbled limestone, and large-format porcelain — installed by hand, each with specific grout and setting requirements. Natural stone surfaces are sealed but still porous; treat them with the same care you'd give a piece of wood furniture.
Trade Partner
Meridian Tile & Stone
All tile & stone installation, waterproofing
LeadIsaac Park
Phone(310) 555-0121
Emailisaac@meridiantile.com
Warranty1 yr workmanship · material-specific
Installed Tile & Stone
8 items shown · TL-01 through TL-18 schedule in documents
TL-01 · Dining
Clé Zellige 4×4
Dining Bar Wall
TL-05 · Grand Bath
Ann Sacks Calacatta Viola
Primary Shower
TL-11 · Baths 3-5
Fireclay Tile Kiln
Secondary Bath Showers
TL-13 · Bath 2
Waterworks Keystones 2×2
Bath 2 Floor & Wainscot
TL-04 · Scullery
Clé Foundry Flats 8×8
Scullery Floor
TL-03 · Kitchen
Handmade Zellige 2×6
Kitchen Range Wall
ST-01 · Kitchen
Calacatta Gold Slab
Kitchen Island
ST-11 · Grand Bath
Taj Mahal Quartzite
Primary Vanities
Care Notes
Natural materials reward attention.
Zellige is irregular on purpose — Variations in color, pitting, and the "lippage" between tiles are the defining qualities of the material, not defects. Installed intentionally.
Seal natural stone annually — All honed stone (Calacatta, limestone) was sealed at install. Annual re-sealing with a penetrating sealer keeps it resistant to staining.
Grout refresh every 2–3 years — A light oxygen-based cleaner restores grout without damaging stone. Then re-seal. We can coordinate this service.
Shower glass — Squeegee after every use. This single habit adds years to the look of your tile and the seal of your grout.
Never vinegar or citrus cleaners — On any natural stone. The etching damage is irreversible and will require professional refinishing.
Caulk joints expire — The soft caulk at every change-in-plane (wall-to-floor, shelves, curbs) is expected to be replaced every 3–5 years. Call us when it starts looking tired.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 17
Part Three · Building Components
September 2025
Part Three · Category 16
Cabinetry & Millwork
Custom rift-cut white oak cabinetry throughout the primary living spaces; paint-grade poplar in service areas. Soft-close hardware on every drawer and door. Integrated low-voltage lighting in display cabinets, the bar, and the primary closet. Built-ins were drawn in-house and fabricated locally.
Trade Partner
Atelier Woodworks
Custom cabinetry, millwork, and built-ins
LeadClaire Aoyama
Phone(310) 555-0156
Emailclaire@atelierwoodworks.com
Warranty10 yr workmanship / 5 yr hardware
Installed Cabinetry
12 builds shown · full shop drawings in project documents
KB-01 · Kitchen
Kitchen Base Run
Kitchen · Perimeter
KB-02 · Kitchen
Kitchen Upper Cabinets
Kitchen · Perimeter
KI-01 · Kitchen
Kitchen Island Build
Kitchen Island
KP-01 · Kitchen
Walk-In Pantry Fitout
Off Kitchen
BP-01 · Butler
Butler's Pantry Build
Between Kitchen & Dining
PB-01 · Primary
Primary Bath Vanity
Primary Bath
PB-02 · Primary
Primary Bath Linen Tower
Primary Bath
PC-01 · Primary
Primary Closet System
Primary Suite
LB-01 · Library
Library Built-Ins
Library
MB-01 · Mudroom
Mudroom Bench & Lockers
Mudroom
LR-01 · Laundry
Laundry Cabinetry
Laundry
PR-01 · Powder
Powder Room Vanity
Powder Room
Care Notes
Cabinetry lasts forever when you do this stuff.
Wipe with a damp cloth — Soft cotton or microfiber, water only for routine cleaning. For stickier spots, a small amount of dish soap in warm water. Wring the cloth thoroughly so no water sits at the joint.
Refresh the oil finish at 18–24 months — The rift white oak is hard-wax oil (Rubio Monocoat or similar). When it starts looking dry, a light re-oil restores it. We coordinate this — call when you notice it.
Adjust soft-close hinges as needed — If a door starts slamming instead of closing softly, the dampener has shifted. The screws on the side of the hinge tune it. We'll show you how on the first visit.
Avoid harsh cleaners — No ammonia, no bleach, no citrus-based cleaners (orange oil etches the finish). No magic eraser — it dulls the sheen.
Mind the humidity — Wood expands and contracts seasonally. Keep your home between 35–55% relative humidity to minimize panel movement. The HVAC humidifier is set for this.
Don't overload drawers — Each drawer is rated for the weight we built it for. Heavy stoneware in upper cabinets is fine; heavy cast iron in a mid-height shallow drawer will stress the slide over time.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 18
Part Three · Building Components
September 2025
Part Three · Category 17
Countertops
Calacatta Viola marble on the kitchen island for visual impact; honed Cambria quartz on the perimeter for daily working surfaces (more stain-resistant). Caesarstone Statuario in primary baths. All slabs were selected from the same lots to keep veining consistent across the project.
Trade Partner
Meridian Tile & Stone
Stone fabrication, slab supply, installation
LeadIsaac Reyes
Phone(310) 555-0165
Emailisaac@meridiantile.com
Warranty1 yr installation / lifetime material
Installed Countertops
10 surfaces shown · slab cards in project documents
CT-01 · Kitchen
Calacatta Viola Marble
Kitchen Island
CT-02 · Kitchen
Cambria Quartz "Skara Brae"
Kitchen Perimeter
CT-03 · Kitchen
Cambria Quartz Bar Top
Bar at Living Room
CT-04 · Butler
Walnut Shop Top
Butler's Pantry
CT-05 · Primary
Caesarstone "Statuario Maximus"
Primary Bath Vanity
CT-06 · Primary
Calacatta Marble Shower Bench
Primary Bath Shower
CT-07 · Bath 2
Caesarstone "Frosty Carrina"
Secondary Bath Vanity
CT-08 · Powder
Blackened Soapstone
Powder Room
CT-09 · Laundry
Cambria Quartz
Laundry Counter
CT-10 · Mudroom
Cambria Quartz
Mudroom Bench Top
Care Notes
Marble lives; quartz works. Care matches the material.
Re-seal marble annually — The Calacatta Viola and shower bench are honed marble — porous. We'll re-seal in September every year (your seasonal calendar already has the reminder). MB Stone or Aqua Mix penetrating sealer.
Blot acidic spills immediately — Wine, citrus, vinegar, coffee, and tomato sauce will etch marble within 60 seconds. Wipe with a damp cloth and water — don't rub.
pH-neutral cleaner only — On marble: MB-3 stone cleaner or Method Daily Granite. On quartz: warm water + mild dish soap. Never vinegar, never lemon, never bleach.
Use cutting boards — Quartz is hard enough to dull knives long before they scratch the surface; marble will scratch. Boards protect both you and the stone.
Trivets above 300°F — Quartz contains resin that yellows when exposed to high heat. Don't set hot pans directly on the perimeter. Marble handles heat better but can thermal-shock — also use trivets.
Etch marks are repairable — If you do etch the marble (dull spot from spill), don't panic. We have the polishing compound on file with Meridian. Annual repolish included in your service.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 19
Part Three · Building Components
September 2025
Part Three · Category 18
Flooring
7" wide rift-cut white oak engineered flooring across the main living areas. Large-format porcelain in wet zones for water resistance. Wool carpet in the bedrooms. Terrazzo entry — old-school. Honed concrete in the basement and mechanical room. Each material chosen for how the room is actually used.
Trade Partner
Heartwood Flooring
Hardwood, porcelain, carpet, terrazzo installation
LeadBen Anders
Phone(310) 555-0103
Emailben@heartwoodfloors.com
Warranty5 yr installation / mfr varies by material
Installed Flooring
10 zones shown · install spec sheet in project documents
FL-01 · Main
Rift-Cut White Oak Engineered
Living · Dining · Kitchen · Halls
FL-02 · Entry
Terrazzo Inset
Front Entry
FL-03 · Bath
Large-Format Porcelain
Primary Bath Floor
FL-04 · Bath
Porcelain Mosaic Shower Floor
Primary Bath Shower Floor
FL-05 · Bath 2
Porcelain Plank
Secondary Bath Floor
FL-06 · Laundry
Porcelain Tile
Laundry · Mudroom
FL-07 · Beds
Wool Cut-Pile Carpet
All Bedrooms
FL-08 · Stair
White Oak Stair Treads
Main Stair
FL-09 · Basement
Honed Concrete
Basement · Mech. Room
FL-10 · Outdoor
Porcelain Pavers
Covered Patio
Care Notes
The right tool matters more than the right product.
Humidity 35–55% for the oak — The ERV + humidifier are calibrated for this. Sudden swings cause gap-and-cup. Watch the thermostat display — it shows current humidity.
Felt pads on every furniture leg — Provided in the move-in kit. Inspect them every 6 months — grit gets embedded and turns them into sandpaper.
Damp-mop the oak weekly — Bona Pro hardwood cleaner or Method Squirt & Mop. Wring the mop thoroughly. Never wet-mop.
Steam mops will destroy the oak — They will. Don't. Don't. The hard-wax oil finish hates steam.
Vacuum carpet weekly — A vacuum with a beater bar on low setting. Annual professional cleaning (hot water extraction, low moisture) protects the wool fibers.
Spot-fix terrazzo — Stains: warm water + pH-neutral cleaner. Etches: call us. Terrazzo can be re-polished in place by Heartwood once every 5 years to restore the original sheen.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 20
Part Three · Building Components
September 2025
Part Three · Category 19
Paint & Finishes
Benjamin Moore Aura matte interior throughout the main rooms; Farrow & Ball accent walls in the library and primary bedroom; cabinet finishes hand-sprayed in matching Aura semi-gloss. Exterior is Sherwin-Williams Duration on Hardie panel; shou sugi ban siding receives a tung-oil refresh every 5 years.
Trade Partner
West End Painting
Interior & exterior paint, cabinet finishing
LeadLuis Delgado
Phone(310) 555-0129
Emailluis@westendpainting.com
Warranty5 yr interior / 7 yr exterior
Installed Finishes
11 finishes shown · color spec book in project documents
PT-01 · Walls
Benjamin Moore Aura Matte
Living · Dining · Kitchen · Halls
PT-02 · Walls
Benjamin Moore Aura Matte
Secondary Baths
PT-03 · Accent
Farrow & Ball Estate Emulsion
Library
PT-04 · Accent
Farrow & Ball Estate Emulsion
Primary Bedroom
PT-05 · Trim
Benjamin Moore Aura Semi-Gloss
All Interior Trim · Doors
PT-06 · Ceiling
Benjamin Moore Aura Flat
All Ceilings
PT-07 · Cabinet
BM Aura Semi-Gloss Hand-Sprayed
Mudroom · Laundry · Powder
PT-08 · Cabinet
Black Lacquer Hand-Sprayed
Powder Room
PT-09 · Ext.
Sherwin-Williams Duration
Service Side Elevation
PT-10 · Ext.
Shou Sugi Ban Tung Oil
Primary Elevations
PT-11 · Mech.
BM Eco Spec Velvet
Mech. Room · Basement
Care Notes
Paint is forgiving until it isn't.
Touch-up cans in the mech room — Labeled by room. Stir thoroughly for 60 seconds before use. Apply with a small foam roller — feathering the edge — not a brush. Brush marks tell.
Magic Eraser warning — Works great on eggshell and satin (most of your trim & cabinets). Will DULL flat finishes (your walls). Always test in a hidden area first.
Spot-clean walls gently — Soft cloth, warm water, tiny drop of dish soap. Blot, never scrub. Scrubbing burnishes the flat finish into a glossy patch.
Plan to repaint at year 7–10 — Aura is a 10-year product if you don't over-clean it. Main living rooms might want a refresh sooner. We can coordinate.
Shou sugi ban refresh — Once a year, on a dry warm day, wipe the siding down with a soft brush and re-oil with pure tung oil. The siding looks better with age — embrace it.
Exterior paint check — Walk the exterior each spring. Look for caulk failures at trim joints (small cracks). Catching them early prevents water intrusion. We can fix these on the annual service.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 21
Part Three · Building Components
September 2025
Part Three · Category 20
Appliances
Sub-Zero refrigeration; Wolf cooking; Asko dishwasher (quietest line); Speed Queen laundry pair (commercial-grade reliability); Bosch combi-steam wall oven; Cove dishwasher in the butler's pantry. All commissioned and registered on your behalf. Original install dates on file.
Trade Partner
Buildwise — Direct Coordination
Delivery, install, commissioning, registration
LeadMara Holt
Phone(213) 555-0119
Emailbryan@buildwiseinc.com
WarrantyManufacturer — see Pass-Through Warranties
Installed Appliances
12 units shown · serial numbers in project documents
AP-01 · Kitchen
Sub-Zero Built-In Refrigerator
Kitchen · Tall Wall
AP-02 · Kitchen
Sub-Zero Wine Refrigerator
Kitchen · Beverage Cabinet
AP-03 · Kitchen
Wolf 48" Dual-Fuel Range
Kitchen · Range Wall
AP-04 · Kitchen
Wolf Built-In Microwave Drawer
Kitchen Island
AP-05 · Kitchen
Bosch Combi-Steam Wall Oven
Kitchen · Wall Oven Stack
AP-06 · Kitchen
Asko Dishwasher (Hidden)
Kitchen Island
AP-07 · Butler
Cove Dishwasher Drawer
Butler's Pantry
AP-08 · Butler
Sub-Zero Drawer Refrigerator
Butler's Pantry
AP-09 · Butler
Scotsman Pebble Ice Maker
Butler's Pantry
AP-10 · Bath
Wolf 36" Range Hood Insert
Kitchen Hood Vent
AP-11 · Laundry
Speed Queen Washer
Laundry
AP-12 · Laundry
Speed Queen Dryer
Laundry
Care Notes
Run them well, they last 20 years.
Read the quick-start cards — In the move-in kit. One per appliance, single page, what you actually need to know. The full manuals are linked from the Pass-Through Warranties page.
Sub-Zero condenser cleaning — Vacuum the front grille every 6 months. The condenser sits behind it; lint reduces efficiency. Takes 2 minutes.
Wolf range break-in — Burn off oils on first use: 400°F empty for an hour, vents on high. Smells normal. Then again at 500°F for 30 minutes. Done — never again.
Asko + Cove drain salt — Both dishwashers have water softening — they need refill salt about every 90 days. Salt cap is in the lower-left of the tub. Use only dishwasher-grade salt (not table salt).
Speed Queen — read the manual — Commercial-grade reliability comes with commercial-grade controls (i.e. weird). Default cycles are heavy. Use the express cycle for typical loads. Lint trap after every load.
Register everything — We registered each appliance on your behalf. Confirmation emails are saved in your project drive. Most warranties run 1–2 years parts & labor; Sub-Zero is 12 yr sealed system.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 22
Part Three · Building Components
September 2025
Part Three · Category 21
Exterior Cladding
Shou sugi ban (Japanese charred cedar) on the primary visible elevations — exceptional durability and a finish that improves with age. Hardie panel on service elevations for fire resistance and lower maintenance. Cedar tongue-and-groove soffits. Aluminum fascia and gutters in matte black to disappear visually against the dark siding.
Trade Partner
Westside Cladding Co.
Siding, soffits, fascia, trim, board-and-batten
LeadJamie Park
Phone(310) 555-0121
Emailjamie@nwsiding.com
Warranty10 yr workmanship / mfr varies
Installed Cladding
10 elements shown · elevation drawings in project documents
CL-01 · Primary
Shou Sugi Ban Cedar Siding
East · West · Front Elevations
CL-02 · Service
Hardie Panel Smooth
North & Garage Elevations
CL-03 · Accent
Board-and-Batten Cedar
Front Entry Wall Accent
CL-04 · Soffits
Cedar T&G Soffits
All Overhangs
CL-05 · Fascia
Aluminum Fascia
All Roof Edges
CL-06 · Trim
Cedar Window & Door Trim
All Openings on Primary Elev.
CL-07 · Stone
Stacked Stone Veneer
Front Entry Pier
CL-08 · Gutter
Half-Round Aluminum Gutter
Roof Perimeter
CL-09 · Downspout
Round Aluminum Downspouts
6 locations
CL-10 · Vents
Soffit Continuous Vents
Continuous along soffits
Care Notes
Cladding wants to be left alone — mostly.
Shou sugi ban annual oil — Once a year, on a dry warm day, soft-brush the siding and apply pure tung oil with a foam pad. Don't pressure-wash — strips the char layer. The finish gets better with age.
Hardie wash every 2 years — Garden hose + soft brush + mild detergent for service elevations. No pressure-washer. Hardie is 50-year material — let it earn that.
Gutter clean: April & October — On your seasonal calendar. We coordinate — leaves and pine needles will clog the half-round profile faster than K-style.
Watch the caulk — Walk the exterior each spring. Caulk joints at trim/siding transitions can crack with thermal cycling. Catching them early prevents water intrusion. We handle this on the annual service.
Stacked stone weep — There's a weep at the bottom of the stone veneer — keep it clear of mulch and debris so it can drain. If it gets buried by landscape over time, ask the gardener to expose it.
Annual cladding inspection — Buildwise comes out every September to walk the exterior with you. Photos go in your project drive. We catch small issues before they become structural ones.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 23
Part Four · Building Systems
September 2025
Part Four · Heating & cooling
HVAC Schedule
Your home is heated and cooled by a centrally-ducted air-source heat pump, with a heat-recovery ventilator for continuous fresh air. Below is every major piece of equipment with manufacturer links.
| Component | Make & Model | Serial | Installed | Manufacturer Resource |
|---|---|---|---|---|
Air-Source Heat Pump Exterior · North Wall |
Mitsubishi Electric PUZ-HA60NHA5 |
2509-MEA-00412 | 08 / 22 / 2025 | Manual & parts → |
Indoor Air Handler Mech. Room · Main Flr |
Mitsubishi Electric SVZ-KP60NA |
2509-MEA-00413 | 08 / 22 / 2025 | Manual & parts → |
Heat-Pump Water Heater Mech. Room · Main Flr |
Rheem ProTerra PROPH80 T2 RH375 30 |
RHM-2025-08-7742 | 08 / 28 / 2025 | Manual & parts → |
Energy Recovery Ventilator Attic · Central |
Broan AI Series B210E65RS |
BRN-25-091112 | 09 / 04 / 2025 | Manual & parts → |
Zone Control Thermostats Main Flr · Upper Flr · Primary |
Ecobee Smart Premium EB-STATE6P-01 |
— (3 units) | 09 / 08 / 2025 | App setup → |
Kitchen Range Hood Kitchen |
Vent-A-Hood PRH18-248 |
VAH-25-8834 | 09 / 09 / 2025 | Manual & parts → |
Humidifier Mech. Room · Inline |
Aprilaire 600M 600M |
APR-25-0914 | 09 / 10 / 2025 | Manual & parts → |
Linked to manufacturer sources, not archived copies. Rather than embed large PDF manuals in this manual (they age quickly and the manufacturer always has the latest), each link above routes to the current manufacturer resource. For your archive copies at time of install, see Part Five — Project Documentation.
Maintenance & Troubleshooting
Air-Source Heat Pump (outdoor unit)
Common problems: ice buildup in winter (defrost cycle should clear it; if it doesn't, call); buzzing fan motor; refrigerant leaks (you'll see oily residue at the connections). Monthly: visual check, clear leaves and debris within 18" of the unit. Annual: professional service in May — we coordinate. Don't pressure-wash the coils.
Indoor Air Handler
Common problems: rattling sound (loose panel — easy fix); reduced airflow (almost always a dirty filter); water on the floor (clogged condensate drain — see Before You Call Us, item 05). Filter change: every 90 days, MERV 13. The slot is on the side of the unit; filter direction is printed on the housing.
Heat-Pump Water Heater
Common problems: no hot water (check the breaker and the LCD display for an error code); reduced output during cold snaps (heat pumps slow in cold ambient air — backup electric kicks in automatically). Annual: drain a gallon from the bottom valve to flush sediment. Anode rod inspection at 24 months.
Energy Recovery Ventilator (ERV)
Common problems: reduced ventilation (almost always dirty cores or filters). Filter change: every 90 days (same MERV 13 cycle as the air handler). Annual: remove and rinse the heat-exchange cores — they're washable. Done at the May professional service.
Zone Control Thermostats (Ecobee)
Common problems: screen blank (check the wire connection in the wall — the C-wire occasionally backs out); not responding to schedule changes (the app sometimes loses sync — reconnect via Settings > Wi-Fi). Maintenance: none required. The Ecobee app shows runtime — review monthly to spot inefficiency.
Kitchen Range Hood
Common problems: reduced suction (grease filters loaded). Filter cleaning: every 30–60 days depending on cooking volume. The stainless mesh filters go in the dishwasher (top rack, no detergent — just hot water). Annual: blower service — we coordinate.
Whole-Home Humidifier
Common problems: low humidity readings (water valve clogged or supply tube kinked). Annual: replace the water panel (filter pad) every September. The Aprilaire 600M is straightforward — we'll show you the first time.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 24
Part Four · Building Systems
September 2025
Part Four · Power, safety & controls
Electrical & Life Safety
Whole-home generator, EV charging, smart-home controls, structured wiring, and the interconnected life-safety network. Equipment list with locations, controllers, and resource links.
| Component | Make & Model | Serial | Installed | Manufacturer Resource |
|---|---|---|---|---|
Whole-Home Standby Generator Exterior · South Side · Gas-fired |
Generac Guardian 22kW · G70552 |
GEN-2025-09-1188 | 09 / 12 / 2025 | Owner portal → |
Automatic Transfer Switch Garage · Adjacent to main panel |
Generac RXSW200A3 200A · Service Entrance Rated |
GEN-ATS-25-0421 | 09 / 12 / 2025 | Manual → |
EV Charger (Primary) Garage · North Bay |
Tesla Wall Connector Gen 3 48A / 11.5kW |
TWC-25-78821 | 09 / 14 / 2025 | App setup → |
Lighting Control Processor Mech. Room · Low-voltage rack |
Lutron RadioRA 3 RR-MAIN-REP-WH |
LTR-RA3-25-3210 | 09 / 09 / 2025 | App setup → |
Structured Wiring / Network Panel Mech. Room · 2nd floor |
Leviton 28" Structured Media 47605-28W |
LEV-28-25-1142 | 09 / 04 / 2025 | Diagram → |
Wi-Fi Mesh System Network rack · 4 access points |
Ubiquiti UniFi U6 Pro ×4 · 1× UDM Pro router |
UBI-25-8821 (router) | 09 / 10 / 2025 | App setup → |
Security & Alarm Panel Mech. Room · Adjacent to main panel |
Alarm.com Smart Hub ADC-SVR200-VT-A2 |
ACM-25-22008 | 09 / 11 / 2025 | Account & monitoring → |
Interconnected Smoke / CO Detectors 14 units · Every bedroom, hallway, mechanical room |
First Alert SC9120B Hardwired w/ battery backup |
— (14 units, lot 25-FA-3300) | 09 / 08 / 2025 | Manual → |
Garage Door Operators (×3) Garage · 3 bays |
LiftMaster 8500W Wall-mount, WiFi-enabled |
LM-25-8822 / 8823 / 8824 | 09 / 16 / 2025 | MyQ app → |
Front Gate Operator Driveway entry · East |
LiftMaster CSL24UL Single-slide commercial |
LM-CSL-25-1109 | 09 / 18 / 2025 | Manual → |
Monitoring & app accounts. Several systems above are tied to monitored accounts or apps (Alarm.com, Lutron, MyQ, Tesla, Ubiquiti). We've added you as the primary user during commissioning. Your login credentials are filed in your project drive — see Part Five.
Maintenance & Troubleshooting
Whole-Home Standby Generator (Generac 22kW)
Common problems: failure to start during a grid outage (almost always a low-battery alert that should have been caught — the Mobile Link app texts you). Weekly: the unit self-exercises automatically (you'll hear it for about 10 min). Quarterly: open the lid, visual inspection, clear debris. Annual: oil change + filter — professional service. We coordinate.
Automatic Transfer Switch
Common problems: none, typically. Quarterly: exercise via the panel (the generator service appointment includes this). If the switch fails to flip during an outage: there's a manual override lever inside the cabinet — instructions taped to the lid. Call us immediately if you use it.
EV Charger (Tesla Wall Connector)
Common problems: connector not engaging (clean the latch with a dry cloth — pollen and dust get in); reduced charge rate (usually a thermal limit — fine, will resume). Maintenance: none required. The Tesla app shows charge sessions and health. If the charger throws an error code: snap a photo of the LED pattern and call us.
Lighting Control Processor (Lutron RadioRA 3)
Common problems: a button not responding (usually battery in the keypad — they last 5–7 years; we replace at year 5). Maintenance: none required for the processor. Updating scenes: use the Lutron app — we showed you at commissioning, and the project drive has the full scene map.
Structured Wiring / Network Panel
Common problems: a room loses network (usually a tripped PoE switch — the small green LEDs on the front of the rack tell you). Quarterly: visual check, confirm all green LEDs. If you add devices: there are spare CAT6 runs labeled to every major room — call us, we'll patch them at the rack.
Wi-Fi Mesh System (UniFi)
Common problems: a device won't connect (see Before You Call Us, item 10 — power cycle). Quarterly: reboot the UDM Pro via the UniFi app. Annual: firmware update — we send a reminder. The UniFi app shows device count and bandwidth — useful for spotting unauthorized connections.
Security & Alarm Panel (Alarm.com)
Common problems: low-battery alerts on door/window sensors (the app names which sensor; CR2032 batteries, 5-year life). Monthly: press the test button on the panel — verifies the cellular backup. If false alarms: call the monitoring center first (1-800 number on the panel), then us.
Interconnected Smoke / CO Detectors (×14)
Common problems: mid-night chirping (low battery on one of the 14 — app/panel will tell you which). Monthly: press the test button on any one — all 14 should sound (interconnected). Annual: battery replacement on every detector (mark your calendar for September). The detectors themselves are good for 10 years.
Garage Door Operators (LiftMaster 8500W ×3)
Common problems: door reverses without obstruction (usually a misaligned safety photo-eye — the small sensors near the floor; realign by hand). Quarterly: force test — try to lift the door manually with the operator disconnected; should lift with one hand. Annual: spring inspection by a pro — we coordinate.
Front Gate Operator (LiftMaster CSL24UL)
Common problems: gate doesn't close fully (usually a debris on the track — a leaf or rock). Monthly: walk the track, clear it. Annual: lubricate the track rollers, check the photo-eye alignment. The MyQ app shows open/close cycles — useful for spotting unauthorized use.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
Page 25
Part Four · Building Systems
September 2025
Part Four · Water-side mechanicals
Plumbing Systems
The mechanical equipment behind your fixtures — softening, filtration, recirculation, sumps, ejectors, and the gas manifold. Locations, service contacts, and resource links for every system.
| Component | Make & Model | Serial | Installed | Manufacturer Resource |
|---|---|---|---|---|
Whole-Home Water Softener Mech. Room · Main Flr · After PRV |
Kinetico Premier S150 Twin-tank, non-electric |
KIN-25-9012 | 09 / 02 / 2025 | Service portal → |
Whole-Home Carbon Filtration Mech. Room · After softener |
Aquasana Rhino EQ-600 Pre-filter + carbon + post-filter |
AQS-25-3320 | 09 / 02 / 2025 | Manual → |
UV Sterilizer (Polish) Mech. Room · Final stage before manifold |
Viqua VH410M 12 gpm / 254nm |
VQA-25-1124 | 09 / 02 / 2025 | Manual → |
Hot Water Recirculation Pump Mech. Room · Inline · Variable-speed |
Grundfos UPS15-58FRC 3-speed, timer + temp control |
GRD-25-8841 | 08 / 28 / 2025 | Manual → |
Sump Pump Mech. Room · Floor sump |
Zoeller M53 1/3 HP, cast iron |
ZLR-25-7714 | 08 / 25 / 2025 | Manual → |
Sump Pump Battery Backup Mech. Room · Adjacent to primary sump |
Zoeller Aquanot 508 DC backup w/ alarm |
ZLR-AQN-25-7715 | 08 / 25 / 2025 | Manual → |
Sewage Ejector Pump Basement · Powder bath + laundry rough-in |
Liberty LE51A 1/2 HP, automatic, 2" discharge |
LBR-25-4422 | 08 / 26 / 2025 | Manual → |
Gas Manifold & Shut-Off Exterior · West side · Behind irrigation |
Tracpipe CSST 1¼" main · 9 branch lines |
— (system, certified 09/12/2025) | 09 / 12 / 2025 | CSST guide → |
Irrigation Controller Garage · Adjacent to gate operator |
Rachio 3 (12-zone) 8ZULW · Weather Intelligence Plus |
RCH-25-1199 | 09 / 18 / 2025 | App setup → |
Backflow Preventer (Irrigation) Exterior · Irrigation entry · East side |
Wilkins 720A ¾" PVB |
WLK-25-2208 | 09 / 18 / 2025 | Annual test → |
Annual service contracts in place. The water softener and carbon filtration system are on a Buildwise-coordinated annual service plan. The backflow preventer requires an annual test certified by the City of Los Angeles — we'll send you a reminder each August and coordinate the visit. Sewage ejector and sump pump function tests are part of your Seasonal Maintenance calendar (Part Two).
Maintenance & Troubleshooting
Whole-Home Water Softener (Kinetico)
Common problems: water suddenly feels hard (salt is low — see the brine tank lid; clear pellets visible at the bottom = time to add). Quarterly: add 2 bags of Morton Clean & Protect pellets (about $30). Annual: Kinetico service visit — we coordinate. The unit is non-electric so there's no controller to fail.
Whole-Home Carbon Filtration (Aquasana Rhino)
Common problems: reduced flow rate (pre-filter is loaded — 6-month replacement). Every 6 months: change the pre-filter cartridge (we send you a reminder). Every 5 years: the carbon stage gets replaced — Aquasana service. Cost is in your annual maintenance budget.
UV Sterilizer (Viqua VH410M)
Common problems: red lamp warning on the controller (the UV bulb is at end of life). Annual: replace the UV bulb (about $90, takes 15 minutes — we'll show you, or we'll do it on the September service). The sleeve gets cleaned every 12 months too — also straightforward.
Hot Water Recirculation Pump (Grundfos)
Common problems: motor noise (failing bearings — about year 10). Maintenance: none required. The pump has 3 speed settings — set to "auto" which uses the timer + temp sensor. If you don't hear it kick on at a tap: may be circuit-tripped — check the breaker labeled "Recirc."
Sump Pump (Zoeller M53)
Common problems: pump runs continuously (float switch stuck — easy fix, lift the float to free it); pump doesn't engage (debris in the basin). Monthly: pour a 5-gallon bucket of water in the basin and confirm the pump activates and shuts off. Annual: remove and rinse the basin — we coordinate.
Sump Pump Battery Backup (Zoeller Aquanot 508)
Common problems: the alarm has gone off (most often, primary pump worked, then battery worked — system functioning correctly; reset and call us). Quarterly: press the test button on the controller (chirps then resets). Battery replacement: every 3 years. We schedule it.
Sewage Ejector Pump (Liberty LE51A)
Common problems: alarm sounding (high-water alert in the basin — almost always a stuck float or a partially clogged discharge line; call us, don't try to clear it yourself). Quarterly: listen — you should hear it kick on briefly after the basement bath sees use. Annual: professional inspection and basin clean — we coordinate.
Gas Manifold & Shut-Off
Common problems: gas smell (leave the home immediately and call 911 + SoCalGas — see Emergency Shut-Offs Plan). Annual: visual inspection of the manifold and CSST runs by a licensed plumber. If you smell gas at any single appliance: shut off the local valve (each appliance has one) and call us.
Irrigation Controller (Rachio 3)
Common problems: zone won't fire (almost always a stuck solenoid valve at the irrigation manifold — quick fix). Monthly: check the Rachio app for skipped runs (it's usually weather-related — Rachio is smart about that). Spring: turn on; Fall: winterize/blow out. Both on your seasonal calendar.
Backflow Preventer (Wilkins 720A)
Common problems: water dripping from the test cocks (vacuum breaker has failed — replacement part). Annual: certified test required by the City of Los Angeles (every August). We coordinate the certified tester and file the report. If you do nothing: the city eventually shuts off your irrigation water — don't let it lapse.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
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Part Five · Project Documentation
September 2025
Part Five · The paper trail
Permits, Plans & Reports
Every document produced during construction — plans, permits, engineering reports, and inspections. In this version all documents live in your project drive; they'll migrate to your Buildwise portal in due course.
| Document | Prepared By | Date | Access | |
|---|---|---|---|---|
| Architectural Plans | ||||
PDF |
Approved Permit Set — Full Drawings
Cover, site plan, floor plans, elevations, sections, details, structural — 20 sheets.
|
McCullough Architects | 08 / 07 / 2023 | Open → |
PDF |
Interior Elevations
Room-by-room interior elevations, cabinetry, tile layouts, fixture schedules.
|
Hyrel Mathias Interior Design | 02 / 19 / 2024 | Open → |
PDF |
Landscape & Site Plan
Permeable paver layout, planting plan, irrigation, sport court, fence details.
|
Core Design, Inc. | 05 / 10 / 2024 | Open → |
| Engineering Reports | ||||
PDF |
Structural Drawings & Calculations
Sheets S-0.0, SD-1, SD-2, SD-3, SD-4 — notes, details, hold-downs, shear.
|
Mulhern & Kulp Structural | 09 / 10 / 2021 | Open → |
PDF |
Boundary & Topographic Survey
Legal boundaries, site topography, existing conditions prior to construction.
|
Core Design, Inc. | 04 / 20 / 2021 | Open → |
PDF |
Impervious Surface Survey
Certified calculation of 42.59% impervious coverage per City of Los Angeles code.
|
Core Design, Inc. / R. West, PLS | 09 / 17 / 2024 | Open → |
| Permits & Approvals | ||||
PDF |
City of Los Angeles Building Permit
Permit No. 21-121972 BS · Building, grading, utilities, right-of-way, land use approvals.
|
City of Los Angeles LADBS | 09 / 17 / 2024 | Open → |
PDF |
Agreement for Pervious Surface Maintenance
Recorded covenant. King County Recording No. 20240916000524.
|
City of Los Angeles / Owner | 09 / 16 / 2024 | Open → |
PDF |
Final Tree Removal Plan
Arborist report, tree retention calculations, removal approvals.
|
Core Design / Arborist | 07 / 08 / 2024 | Open → |
| Certificates of Inspection | ||||
PDF |
Final Building Inspection
Certificate of Occupancy, issued after final life-safety & structural sign-offs.
|
City of Los Angeles LADBS | 09 / 11 / 2025 | Open → |
PDF |
Final Electrical Inspection
L&I certification of all electrical rough & finish.
|
WA Labor & Industries | 09 / 09 / 2025 | Open → |
PDF |
Final Plumbing & Mechanical
Gas pressure test, water pressure test, mechanical final.
|
City of Los Angeles LADBS | 09 / 10 / 2025 | Open → |
PDF |
Blower Door Test Report
2.0 ACH50 achieved — exceeds 2018 WSEC requirement of 5.0 ACH50.
|
Cedar Mechanical / Third-Party | 09 / 05 / 2025 | Open → |
A note on links. In this version of your close-out manual, documents are hosted in your project Google Drive folder. Once your home is onboarded into the Buildwise homeowner portal, these same documents will be accessible from this page with a single sign-on — and we'll be able to add photos, service records, and maintenance logs over time.
MacDonald Residence · 653 11th Avenue West, Los Angeles, CA
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