North Scottsdale
Contractor & Designer Brief
Scope Library

Scope of Work

Scope by area. Top of each card stays concise — detailed scope, materials, hold points, and acceptance standards live inside the accordions.

Whole-Project Direction

A warm desert-modern remodel built around lifestyle and resale.

One coherent design language across the public zone, kitchen, primary suite, secondary spaces, and backyard. Concentrate spend where it shows. Don't overbuild rooms that don't move the needle.

Warm desert-modern
Indoor–outdoor lifestyle
ARV-conscious
Main Living / Public Zone

A coherent warm desert-modern great room organized around clear zones — dining to the right of entry, TV/media to the left, center living/conversation, and a strengthened rear focal wall connecting to the pool and backyard.

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Current Condition

Vaulted ceilings with exposed beams, carpet, dated fireplace wall, ceiling fan, and limited rear glazing breaking the connection to the pool.

Target Outcome

Unified resort-style great room with continuous warm flooring, smooth plaster-like walls, refinished beams, and a strengthened rear fireplace/glass wall as the primary focal element.

Scope Summary
  • ·Create a coherent resort-style great room, not disconnected formal spaces.
  • ·Preserve and refinish existing beams in a dark warm tone if appropriate.
  • ·Use continuous warm large-format flooring or approved whole-zone alternative.
  • ·Smooth warm plaster-like walls throughout the public zone.
  • ·Strengthen the rear fireplace / glass / pool connection.
  • ·Dining zone reads intentional and hospitality-oriented; TV/media useful but not dominant from entry.
  • ·Rear wall is the primary perceived-value opportunity.

Field verify before pricing. Source document controls over this summary.

Kitchen

A warm desert-modern entertainer's kitchen in the same general location — connected visually and functionally to the public living zone and pool lifestyle, with an island layout as the preferred base target.

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Current Condition

Dated oak cabinetry, white laminate counters, tile flooring, dropped/dated ceiling elements, hanging uppers breaking sightlines, and a large window facing the pool.

Target Outcome

Island kitchen (preferred) with semi-custom or custom warm cabinetry, stone-look counters, large-format warm flooring continuous with the public zone, intentional pantry, and a strong poolside sink/window connection.

Scope Summary
  • ·Island kitchen is the preferred base target if clearances work.
  • ·Peninsula only as fallback if island clearances or field constraints make island inefficient.
  • ·Kitchen connects visually and functionally to public living zone and pool lifestyle.
  • ·Poolside sink/window connection matters and should be preserved or improved.
  • ·Pantry should feel intentional and accessible from the kitchen side if feasible.
  • ·Remove hanging uppers or visual barriers that disconnect kitchen from living zone.
  • ·Cabinetry should feel high-quality semi-custom or custom, not builder-basic.
  • ·Exterior expansion is excluded from base scope.

Field verify before pricing. Source document controls over this summary.

Primary Suite + Ensuite

A warm Sonoran Resort Modern primary suite — calmer, larger-feeling bedroom; spa-level ensuite with large shower, freestanding tub if it fits naturally, private WC if feasible, and a credible closet/wardrobe strategy.

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Current Condition

Carpeted bedroom with dated ceiling fan and finishes, ensuite with dated oak vanity, framed mirror, and tiled shower with framed glass.

Target Outcome

Calm, premium suite within existing envelope. Resort Spa Upgrade Plan using existing bath plus adjacent closet zone — large shower, freestanding tub if feasible, double vanity, private WC, warm stone/tile, frameless glass, layered lighting, and a finished wardrobe solution.

Scope Summary
  • ·Base scope stays inside the existing envelope.
  • ·Exterior primary bath expansion is excluded from base scope.
  • ·Preferred base planning target is the Resort Spa Upgrade Plan.
  • ·Do not destroy closet function just to enlarge the bath.
  • ·Target outcome: large shower, freestanding tub if feasible, double vanity, private WC.
  • ·Warm stone/tile, frameless glass, layered lighting, 2700K–3000K.
  • ·Tub should not be forced if it compromises shower, WC, circulation, or closet.
  • ·Bedroom rebalancing/hallway reclaim only if it improves layout and value.

Field verify before pricing. Source document controls over this summary.

Secondary Bedrooms

Two clean, bright, warm desert-modern secondary bedrooms supporting the overall remodel without stealing budget from the public living zone, kitchen, primary suite, or backyard.

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Current Condition

Dated carpet, older fans on possibly non-fan-rated boxes, wallpaper or adhesive remnants in places, mismatched hardware, and tired closet finishes.

Target Outcome

Two flexible rooms (guest, kids, office flex, or wellness flex) with consistent flooring, clean trim, modern quiet fans, refreshed closets, and a coherent desert-modern finish language.

Scope Summary
  • ·Do not overbuild secondary bedrooms.
  • ·Spend on windows, flooring, clean walls, doors/hardware, lighting/fans, baseboards, closets.
  • ·Keep rooms flexible — guest, kids, office/guest flex, or wellness/flex.
  • ·Remove wallpaper and adhesive fully where present.
  • ·Replace dated fans with modern quiet fans on fan-rated boxes.
  • ·Use warm neutral paint and clean trim.
  • ·Refresh closets so they feel finished.
  • ·Use consistent flooring and finish language across both bedrooms.

Field verify before pricing. Source document controls over this summary.

Secondary Bathroom

A clean, durable, warm desert-modern shared secondary bath — fresh, hygienic, storage-conscious, and cohesive with the rest of the house, without becoming a costly custom showpiece.

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Current Condition

Dated finishes, limited storage, original ventilation, dated lighting, and likely tired waterproofing assumptions.

Target Outcome

New tub/shower with tile to ceiling, storage vanity, new toilet, mirror, lighting, properly ducted fan, replaced window, fresh paint, and warm limestone/sand palette.

Scope Summary
  • ·Keep existing fixture flow unless a field-verified improvement is simple and high value.
  • ·New alcove tub/shower with tile to ceiling.
  • ·New storage vanity — not a pedestal/no-storage vanity unless specifically approved.
  • ·New toilet, mirror, lighting, exhaust fan ducted to exterior, window replacement.
  • ·New tile, paint, accessories, and linen/storage refresh.
  • ·Prioritize waterproofing, tile execution, ventilation, window install, and clean workmanship.
  • ·Warm limestone/sand/taupe bathroom palette.

Field verify before pricing. Source document controls over this summary.

Backyard / Pool / Casita

A warm Sonoran resort compound connecting the renovated interior to the pool, covered patio, firepit, casita/office path, and a finished rear privacy/noise buffer.

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Current Condition

Original 1980s pool, dated reddish-brown pool deck/patio surface, existing covered patio, mature vegetation, no rear wall, and an unfinished edge toward North Scottsdale Rd.

Target Outcome

Concentrated resort experience within ~75–125 ft of the house — refreshed pool, neutralized hardscape, defined outdoor rooms, casita retreat path, warm lighting, and a clean desert buffer to a finished rear edge.

Scope Summary
  • ·Do not luxury-landscape the entire 1.2 acres.
  • ·Concentrate spend around the house, covered patio, pool, casita, and key sightlines.
  • ·Clean and simplify the remaining acreage as intentional desert estate buffer.
  • ·Pool resurface is a major ARV driver.
  • ·Refresh/neutralize dated reddish-brown pool deck or patio surfaces.
  • ·Covered patio should feel like an outdoor room.
  • ·Defined outdoor dining, pool lounge, firepit, and casita retreat zones.
  • ·Casita and detached office feel like intentional independent retreats.
  • ·Rear North Scottsdale Rd edge needs a finished privacy/noise strategy.

Field verify before pricing. Source document controls over this summary.

Backyard Zone Diagram

Resort compound organization

  • MAIN HOUSE / GREAT ROOM DOORS
  • Zone A: Covered Patio + Dining + Grill
  • Zone B: Pool Resort Lounge + Pool Deck
  • Zone C: Firepit / Conversation Area
  • Zone D: Casita + Detached Office Independent Retreat Path
  • Zone E: Clean Desert Buffer / Selective Native Landscape
  • Zone F: Rear Privacy + Noise Barrier at North Scottsdale Rd Edge

Bid Controls / Hold Points

Cost & Allowance Tables
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Source Document Conflicts
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Pending Final Selection
Any item labeled "Pending Final Selection" must not be ordered until written approval is received.
To Verify
Any item labeled "To Verify" requires field measurement and confirmation before commitment.

Source Documents

Source documents control over website summaries.

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