Full Disclosure -- Woodland Village

Welcome to the growing family of homebuyers who have chosen to live at Woodland Village. Since the purchase of a home may be one of the largest investments of a lifetime, we want to provide the information and assistance you need to make your purchase a rewarding and pleasant experience.

This Full Disclosure is an addendum to your purchase documents. Throughout this document, we or us or our refers to Seller, and you or your refers to Buyer. The information in this document was collected from sources we believe to be reliable. We have made every effort to obtain the most recent and accurate information; however, we are not responsible for changes made by third parties.

This Full Disclosure and all sales documents related to your purchase are our exclusive property, and we can use them in any manner and for any purpose we feel is necessary. This document may be changed from time to time and will always be available from our sales office or at www.LifestyleNV.com.

This document and any other written documents that you have received from us are legally binding. Verbal statements regarding real estate are not legally binding.

Our agents represent us in this transaction. It is up to you to represent yourself and your own best interests. We recommend that you review these documents with an attorney, or someone experienced in real estate transactions.

DEFINITIONS

Agreement: The Purchase and Sales Agreement between the Buyer and the Seller.

Association: The Woodland Village Association, consisting of the owners of all Woodland Village lots or parcels (lot or lots). The Association has been set up for the benefit of all the residents of Woodland Village. The owner of each Woodland Village lot, including our unbuilt lots, will have one vote for board elections or other Association issues calling for a vote.

Builder: Lifestyle Homes, Inc., the licensed general contractor that builds the homes in Woodland Village. The Builder contracts with other companies to perform certain aspects of construction.

CC&Rs: The rules for Woodland Village on record at the Washoe County Recorder's Office entitled "Amended and Restated Declaration of Covenants, Conditions and Restrictions for Woodland Village". The CC&Rs are designed for the protection of the neighborhood, and are enforceable in a court of law. The CC&Rs have been clarified and extended by the Association's Board into additional documents entitled "Property Usage Rules," "Landscape Manual," and "Design Committee Rules.” We strongly recommend that you read and understand all documents before you sign The Agreement. Only The Association voting members, at properly noticed monthly membership meetings, can change the Association's recorded documents.

Close of Escrow: When a Grant, Bargain and Sale Deed is recorded with Washoe County, giving you legal title to your land and home.

Governing entities: The Association, Washoe County, State of Nevada, and the U. S. Government.

Homeowner’s Orientation: Prior to Close of Escrow, we will schedule an appointment for you to inspect your home and lot, and receive instruction on the features, maintenance, and operation of your home. At that time, you will complete a list of items you find unacceptable, which the Builder will approve or disapprove for repair. Items not listed on the inspection form may not be considered for repair. It is very important that you write down all items of concern found during your inspection.

Ownership: The home that we build for you belongs to us until we close escrow. You cannot perform any work on the home prior to Close of Escrow.

We require certification that the home will be used and occupied by you as your residence, and not as an investment for rent or resale within one (1) year of purchase. If you violate this provision, we have the right to repurchase the property for the original purchase price paid by you, without attribution for any increase in value for any reason.

If we discover prior to Close of Escrow that you intend to use this home as a rental or resale property, we reserve the right to cancel the sale.

Seller: The Seller is individually identified for each phase: Phase 1, 2, 6, and 7 - Woodland Village Homes, Inc. Phase 3 - Woodland Village Phase 3, LLC. Phase 4, 5, 6 - Woodland Village Phase 4, LLC. Phase 7, 8 - Woodland Village Phase 2002, LLC. Phase 9 - Woodland Village Phase 9, LLC. Phase 10 -Woodland Village Phase 10, LLC. Phase 11 - Woodland Village Phase 11, LLC. Phases 12 & 13 - Woodland Village Phase 12, LLC. Phase 14 & 15- Pin Oak Homes, LLC. Future phases will be added as acquired

Woodland Village: A master planned community, designed to ultimately include approximately 2,028 homes, parks, schools, and a commercial center; located in Cold Springs Valley, Washoe County, Nevada. This is a partially unincorporated portion of Washoe County, and portions of this area may be developed with much higher intensity uses than current zoning allows.

SALES PRICE

We reserve the right to change products, designs, and prices without prior notice or obligation. Sales prices of single family homes may go up or down. Our agents are not allowed to make any promises, guesses, or forecasts regarding our prices or features. We may offer concessions or sales incentives to other buyers because of market conditions. We are not obligated to offer the same concessions or incentives to all buyers.

Lots vary in size, view, solar orientation, and location; and consequently may have a premium added, or a discount subtracted from the home price.

MODEL HOMES

Decoration and Landscaping: Our model homes and homes being built for other buyers may contain features that may not be available for your home. Model homes and offices may also contain some features that are installed for the purposes of business use only, and are not available.

Homes under Construction: As part of your decision to purchase at Woodland Village, we may show you homes under construction for other buyers. Until you take possession of your future home, we reserve the right to show it to other buyers as an example of our craftsmanship, features, and design.

Models and Home Plans: Floor plans and/or elevations may change as improvements are suggested. Your home may not exactly match either the brochure or the floor plan.

PROPERTY INFORMATION AND DISCLOSURES

Like all carefully planned communities, Woodland Village has certain special features, which you should understand as part of your purchase decision. The items below are those that we feel are the most important.

Common Area: Common areas consist of open areas that contain full or partial landscaping, paths, and/or native plants; and storm water recharge ponds.

Easements: Easements are legal documents that allow one property owner to use portions of another's. For example, the gas main coming to your home may pass through a portion of your neighbor's front or side yard. Easements and other burdens and restrictions are shown on the official plats and title reports for Woodland Village communities, which can be obtained from us. There are many types of easements. Easements are often structured to be "reciprocal". This means that you would be giving an easement to your neighbor and your neighbor would be giving you a similar easement; this technique is used usually for utilities, lot encroachment, maintenance of drainage system, and other common use features.

Easements - Public Utility: There are standard public utility easements on all lots, for providers of telephone, cable, Internet access, power, gas, water and sewer service. Some of these providers may be a co-op owned by the homeowners within Woodland Village. These easements allow utility providers a path through which to carry their services. There is a 7-1/2 foot easement along all street frontages and five feet along the side lot lines. These easements and a blanket storm drainage easement are shown on the official maps of all Woodland Village communities.

State and local laws require that you not interfere with underground utilities. On most lots, underground utilities are located in your front yard within the first five feet in back of the curb, and the first five feet in from your side property lines. Most utilities don't allow the placement of any buildings, structures, trees or fences that would interfere with the easement or underground lines. Even though legally not permitted, most utilities will allow landscaping that doesn't have deep roots above their lines. If you have any questions regarding specific easements, contact the appropriate utility company.

Grading Plan: You are strongly encouraged to understand the grading plan, particularly in relation to your lot. We are happy to help you understand these drawings. A thorough understanding of the grading plan will prevent possible surprises, and allow you to plan ahead for landscaping.

Landscaping: Your lot will be graded with native soil. No topsoil, hydro-seeding, or sodding is offered. Landscaping will be your responsibility, but we do provide a landscape reimbursement fund to you if landscaping (in front of the fence) is completed within one year of close of escrow as required by the Association. You have been provided a landscape manual stating minimum requirements for front and side yard landscaping. Street trees installed in front of your home by the Builder will be pruned and maintained by the Association, watering will be done by you.

Washoe County requires that portions of your front yard within 4-1/2 feet of the curb must remain mostly level and available for pedestrian traffic. The only materials allowed in that area are concrete installed by a licensed and bonded contractor to County specifications, grass, or gravel smaller than 1.5." If your landscaping in this area violates County standards you may be required to return the area to an acceptable condition. To cooperate with The County, we will not pay landscape reimbursements until such problems have been corrected.

Mail Box: For mail, you should use Reno NV 89508. Mailboxes will be "cluster" boxes installed by the Builder. Mail delivery typically starts when a cul-de-sac/street is 90% occupied, and construction traffic is effectively gone. Mail can be picked up at the Golden Valley Post Office until delivery starts.

Plan Orientation: Grading plans show the orientation for each lot. Plot plans available in our sales office show the location of each home on each lot. Your home may be reversed from our published floor plans. The lot dimensions, finish grading, building setbacks, building footprints, walkway and driveway locations on the plot plan are approximate and the decision to purchase should not be based on these dimensions.

Recreational Vehicle Storage: Storage of recreational vehicles, boats and other vehicles is regulated by the CC&Rs and Property Usage Rules. Most homes have space next to the garage for such storage behind the fence. A number of factors can make this space difficult to use, such as: a) utility boxes near the curb, and b) a non-level surface due to grading in this area as part of the overall drainage plan for the property.

Schools: Children living in Woodland Village are zoned to attend the schools listed below. Zoning can change, and you should check with the District office.

District office:
Washoe County School District (348-0200)
425 East 9th Street
Reno 89520

Kindergarten through 4th grade:
Nancy Gomes Elementary School (677-5440)
3870 Limpkin Street
Cold Springs 89508

5th through 8th grades:
Cold Springs Middle School (677-5420)

18235 Cody Court
Reno 89508

High School:
North Valleys High School (677-5499)
1470 E. Golden Valley Road
Reno 89506

Patrol Personnel: Currently the Association and the Builder provide uniformed patrol officers to protect the lives, possessions, and quality of life of Woodland Village residents. These officers will be readily available within Woodland Village, but will defer to the Washoe County Sheriff upon arrival of the Sheriff.

Patrol officers protect the Builder's work areas from vandalism and theft, and can respond in emergency situations. They can be reached evenings, weekends, and holidays at 742-1415. They would appreciate a phone call or anonymous note concerning any trespassing, vandalism, or obvious criminal activity that you may observe.

Sewer Plant: There is a new sewer plant Northwest of Phase 12 that has been built to accommodate completion of Woodland Village, but may be expanded beyond that requirement.

Sign Rights: We have the right to install and maintain directional or community identification signs for marketing and construction purposes on common areas until the earlier of (a) all homes in Woodland Village have been sold and all escrows have closed, or (b) 2 years from the date of the close of the last home adjoining each common area.

Street Lights: Electrical plans showing street light locations are available in our sales office. In addition to the larger intersection streetlights, we also provide ornamental lights along sidewalks in front of homes, and along some common areas and parks. It is possible that the ornamental lights may be connected to the electrical supply of an individual home, in which case the Association will pay the homeowner, in advance, for the electricity used.

Street Snow Removal: Although we are not required to do so, we will attempt to clear snowfall that exceeds six inches. Because we are likely to have this work done with loaders and other equipment not ideally suited for snow clearing, our efforts may be limited to just clearing one lane on each street. When streets are "dedicated," Washoe County, becomes responsible for snow removal. Historically, they clear main streets first, and return later to clear cul-de-sacs.

Utility Systems: The Builder installs underground lines or conduit to your home for gas, water, sewer, electricity, telephone, and cable television. These lines are installed according to the plans provided by each utility provider. Within one week after Close of Escrow, you must apply to each utility provider to have service put into your own name; some may require deposits.

The Utility Plan available in the our sales office shows the larger utility structures, such as street lights, transformers, and vaults, but is subject to change.

Water and Mineral Rights: Most subsurface rights, including but not limited to, the ownership of the water, minerals, oil, and gas, have been legally removed from most area residential property. Your Woodland Village home will be transferred to you without water, mineral, oil and gas rights.

GEOLOGICAL CONDITIONS

Fault Zones and Filled Ground: The Reno area has many earthquake fault zones, which fall into three categories of active, potentially active and inactive, depending on their age. During the geotechnical investigation, no fault zones of any kind were found in Woodland Village, but active faults were found elsewhere in Cold Springs. A report of that investigation is available in our sales office.

Woodland Village homes were designed by licensed structural engineers to withstand wind forces and earth movement that are likely to occur in Northern Nevada. Steel straps between walls and the foundation below are evidence of such design.

Finish Grading and Drainage: A licensed civil engineer will inspect the final grading around your home. Before close of escrow, the engineer will write a letter certifying that the grading has been done substantially in accordance with the grading plan and revisions approved by Washoe County. Portions of your lot may be left in their natural states without grading. All lots will be finish graded with native dirt.

Lots may have slopes, berms, or swales on them that run from front to back or side to side, to achieve proper drainage away from your home to the street. At time of purchase we want you to examine the plot plan to see the exact drainage design. We will walk the entire lot with you just before close of escrow to note the drainage features.

You are encouraged to seek professional engineering assistance if you plan to change your lot grading, or add any improvements to your yard such as fences, decks, patios, dog runs, or anything else that may alter or block the free flowing pattern of the grading and drainage plan. You must also check with the Washoe County Building Department, as many improvements require building permits. If you change the established drainage, you may cause water to collect under your home, or you may be responsible for repairing damage to a neighbor's yard, or the additional cost of restoring proper drainage to your yard.

At least 48 hours prior to any digging on your property, you must call 1-800-227-2600, USA Digs. They will schedule the appropriate utility companies to come out and locate the underground utilities. If you dig up a utility service, call the affected utility company immediately for repairs. You or your insurance company will bear the responsibility for the cost of the repairs.

The CC&Rs restrict your right to alter the grading on your lot. In particular, you may not remove portions of side or rear slopes leading to other lots or streets. We recommend installing plants or ground cover as soon as possible, especially on slopes, to prevent erosion. Retaining walls are permissible; some must be certified by a civil engineer and all must comply with the CC&Rs.

You must maintain all drainage facilities on your property, even if not landscaped. You should be careful when digging in the areas where drains or pipes are located. Also, you must keep the drains and swales free of silt or debris to insure that drainage is not blocked.

WARNING: Damp soil under your home, near the foundation, can be expected in periods of heavy rain or snowmelt. Standing water more than 1/2 an inch deep near your foundation or under your home should be investigated immediately, as it can cause settling problems, or flow under your home, or damage concrete. We will assist in determining the source of the problem, which will usually be related to landscaping that blocks the flow of water away from your home. If our investigation determines that standing water is a result of our error, we will correct the problem. If determined that the water is the result of your irrigation or altered drainage, correction will be your responsibility.

If you set up a watering system, please be sure that you are watering only your property; keep the water away from your home. Water will discolor your home's siding, and may cause paint to peel; excessive water spray on the home may even penetrate the walls and cause damage. Also, take care to be sure that your yard drains properly and that water does not puddle near your home. Damage caused by improper watering of your landscaping is not covered by our warranty. Care should be taken not to erode slopes by over watering. Wood or concrete patios, overhead covers or other concrete work must be installed in such a way to allow continued drainage of rainwater and snowmelt from your lot.

Soil Conditions: A report by Pezonella Associates on Woodland Village soil conditions, fault zones, and methods by which cuts and fills must be done, is available at our sales office. The recommendations of this report are strictly followed by the Builder.

Soil conditions vary throughout Woodland Village. Foundations and methods of construction allow for soil conditions within each community. These designs are based on recommendations from the geotechnical engineers and are approved by Washoe County. During grading operations, native soils and rocks are often relocated.

ENVIRONMENTAL DISCLOSURES

We make no warranties, expressed or implied, about existing or future environmental conditions at Woodland Village. We are not responsible for any possible present or future pollution of the air, water, or soil from any sources, such as underground migration or seepage, including radon gas or electric and magnetic fields.

We are not responsible for any type of damage, which the land, the home, or its inhabitants may experience because of any existing or future environmental conditions.

Potential Salt Damage: During winter months, various governments may use salt on streets to improve vehicle safety. The use of salt is extremely damaging to concrete that has been in place less than a year. As a result, the curb, gutter, driveway approaches, and driveways of a home may erode at a faster rate than normal. If your vehicle travels on roads where salt has been used, salt may collect on tires as well as underneath the vehicle. Remove snow and ice as soon as possible from your driveway. If salt is allowed to remain and melt on your driveway or other concrete areas, the concrete may erode and pit. This type of concrete erosion is beyond our control, and we will not be responsible for any repair or replacement to concrete damaged by salt or chemical erosion.

Power Lines:The power lines located in and around all buildings produce electromagnetic fields. All Reno area residential neighborhoods have 25,000 volt power lines. The Alturas power line, which runs along Highway 395, is 345,000 volts. We are not aware of any proof that there is a health risk involved in long term exposure to these lines. You are encouraged to contact the Sierra Pacific Power Company if you have any concerns.

Radon:Radon is an important issue. Radon is a naturally occurring, colorless, and odorless radioactive gas formed by the natural breakdown of soil. Radon can escape from the soil and enter buildings. Preliminary studies by the United States Environmental Protection Agency (EPA) suggest that long-term exposure to radon may cause health problems.

We don't have any expertise in radon, and we do not provide advice about possible health hazards of radon. The Nevada Environmental Protection Agency, as well as state and local governments, are best equipped to give advice regarding the risks which may exist in your home, the risks of radon exposure, the methods available to detect and measure radon levels, and whether measures may be advisable in particular circumstances to reduce the risk of radon exposure. The EPA has published two guides available to interested persons: "A Citizen's Guide to Radon: What It Is and What To Do About It" and "Radon Reduction Methods: A Homeowner's Guide."

ZONING AND SURROUNDING USE

Zoning: Woodland Village is zoned is Medium Density Suburban, which allows for 2070 single family homes in Woodland Village.

All undeveloped land surrounding Woodland Village has the potential to be zoned for more homes it is now, or for a completely different type of use. Such changes can only be accomplished through a process that includes public hearings in Cold Springs, and public hearings before one or more of the Washoe County Commission, Reno City Council, and Washoe County Regional Planning Commission.

Woodland Village is bordered on the North by land owned by us and affiliated companies. This land has been annexed into the City of Reno and rezoned for approximately three homes per acre.

Woodland Village land in section 9 is bordered to the East by land presently owned by the United States Bureau of Land Management (BLM). BLM land can pass into private ownership as a result of sales or exchanges, although we believe this is unlikely.

Woodland Village land in section 16 is bordered to the East by land owned by affiliated companies. The land is currently zoned as mostly open space, but we could apply to increase that number. Because it is unlikely that we would be permitted to build on the steeper portions, there is only a small potential for a substantial increase in the allowed number of homes, or for a change to a completely different type of development.

Woodland Village land in section 16 is bordered on the West by privately owned 40 acre parcels, some of which are owned by affiliated companies. These parcels are likely to be developed into more than one home, or other uses, in the future.

Woodland Village is bordered on the South by existing homes. Reduction of lot sizes in that area is unlikely, but possible.

Woodland Village land in section 9 is bordered on the West by several different owners:

Immediately to the West is a flood channel as designed by FEMA, and owned by us. Extensive studies done by local civil engineers and subsequently approved by FEMA (Federal Emergency Management Agency) have indicated that the "100 year" flood event would stay within this channel.
Adjacent to the flood channel is land set aside for a future extension of Village Parkway connecting to parcels North of Woodland Village.
Adjacent to land set aside for a road extension is the Cold Springs Water Reclamation Facility, owned by Washoe County. The facility has capacity to serve the remainder of Woodland Village, but may be expanded substantially beyond that level.
West of the sewer plant is flat land and Peterson Mountain owned by the BLM. Because the small flat portion is directly adjacent to the sewer plant, we believe that there is only minor potential for development of the flat land.
We reserve the right to sell portions of Woodland Village to other developers or individuals, or to make changes in the type, style, or price of the homes or other improvements to be built. We are not promising how this property or nearby property will be used or developed.

The use and zoning of these areas are always subject to change. For any further zoning information, you may call the Community Development departments of Reno and/or Washoe County.

Assessment: Property values in Woodland Village will be re-assessed by the Washoe County Assessor's office for the current tax year and at other times. You should contact the Washoe County Assessor's office at 328-2233 for information on assessed value, and the Washoe County Treasurer's office at 328-2510 for information on current tax rates.

Special Districts: State law allows the formation of special tax assessment districts to pay for part of the cost of construction of residential communities. Other than regular property taxes, there are no such districts related to Woodland Village homes.

Supplemental Tax Bill: Property tax "impounds" are usually collected from you at close of escrow to cover future and supplemental tax bills. You may receive a new or supplemental tax bill, before your lender is able to notify Washoe County that your tax bills should be sent to the impound holder. You should contact your lender immediately, to determine how to send the bill to the impound holder.

Supplemental tax bills typically occur if your lot was taxed as a vacant lot during the year in which your home was completed. If a supplemental tax bill is due and payable at the close of escrow, the Escrow Holder will prorate the amount due as is normal at closing. If a supplemental tax bill is not issued until after close of escrow, you or your impound holder are responsible for payment. However, if the assessment period of the supplemental tax bill is dated prior to your close of escrow, please contact the our Office for reimbursement of the pro-rated amount.

FLOOD INSURANCE

Every property in the United States is in a flood zone as shown on the Flood Insurance Rate Map (FIRM) of the Federal Emergency Management Agency (FEMA). Woodland Village lots are within the "C" flood zone, which does not require flood insurance. In designing Woodland Village improvements, our design engineers and consultants have met the requirements of the Washoe County storm drain and flood control ordinances, which are usually directed at protecting homes from the worst storm that is likely to occur in a 100 year period.

OTHER INSURANCE

At close of escrow, you will be asked to provide a certificate proving that homeowner's insurance has been purchased for your new home. The escrow officer can help explain the steps necessary to meet this requirement.

CONSTRUCTION INFORMATION

Carpet: The color and shade of carpet installed in your home may vary from the samples in our sales office, due to "dye lot" variation in the carpet manufacturing process.

Changes: We continually improve the homes we build, so we reserve the right to change the exterior appearances, optional features, and floor plans of homes within Woodland Village. Current construction may not match existing Model homes.

Construction Nuisances and Hazards: After you move into your home, you can expect some temporary inconveniences from the construction of other homes near you, including noise, dust, dirt, and debris. Please call our Construction Office if any of these become a serious problem. Children must not play in or near incomplete homes.

Electrical: Electrical boxes are placed in most living, bonus, and master bedroom ceilings and braced sufficiently to support the weight of a ceiling fan or chandelier. Please see specific plan to determine which rooms receive this feature. An extra switch and circuit are installed in these rooms so that a fan and its lights can be separately controlled without additional wiring. We will only install optional fans in vaulted ceilings. Electrical switches and outlets are placed in locations determined by the installer, and may not match locations shown on construction plans.

Estimated Completion Date: Once framing of your home is complete and you have received satisfactory credit approval from your lender, we will notify you of the estimated completion date. We do not guarantee completion dates, but historically we meet these dates better than 95% of the time. It is a good idea to make backup arrangements for living quarters and moving schedules, in the event the completion date must be extended.

Exterior Appearance: You will be asked to select colors for your exterior paint. Two houses in a row should not have the same colors. Trim size on the back of homes may vary from house to house depending on availability of materials.

Features Sheet: The Features document explains what features are included or not included in your home. We do not provide or install refrigerators, washers, or dryers.

Fencing: We will build rear and side yard 6' high, redwood, good neighbor fencing for your home. We will also build a vehicle gate on the garage side of your home; only on rare occasions has a lot been unable to accommodate a vehicle gate. A person gate on the living room side is standard. Side yard 6’ high fences on corner lots will extend only to the back corner of the home. Fences at the top of back yard slopes may be set back from the slope and the property line as much as a foot, to prevent erosion.

The fence around your home may not be complete at the time you Close Escrow. Fencing is completed in the order that homes close escrow. It may be necessary for our fence crew to use your electricity and water while they build the fence. You are responsible for keeping your pets confined until fencing is completed.

Floors:Oriented Strand Board (OSB) is allowed for floors, per International Building code. OSB is a uniform product that has no knotholes, just glue and wood from small fast-growing trees. We use a premium brand of OSB that is specially treated to resist damage from contact with water or snow.

Furnace and Water Heater Space: Some homes have the furnace and water heater installed in a closet inside the home. The vinyl floor material placed inside these closets to protect the wood floor may not match the vinyl placed elsewhere in your home.

Garages are completely sheetrocked but not textured. Garage walls adjacent to living areas are insulated; insulated exterior garage walls is optional.

GFI Circuits: Electrical outlets in the garage, bathrooms, near the kitchen sink, and exterior outlets, must have Ground Fault Interrupt (GFI) circuits that provide additional protection against electrical shock. Each circuit will have one GFI outlet, which can be identified by its test button. One circuit may handle more than one room.

Incomplete Homes: Weather or other conditions beyond our control may cause us to deliver your home to you with certain items incomplete, such as exterior painting, finish grading, fencing, or concrete work. To assure you that this work will be done when circumstances permit, we post a cash bond with the escrow company and/or Washoe County. This bond is returned to us once your home is completed.

Insulation: Per the 2003 IECC code, wall insulation will be at least 3-1/2 inches of fiberglass batts and have an R-value of R-13 or more. Underfloor insulation between joists in the complete floor area, will be at least 6 inches of unfaced fiberglass batts and have an R-value of R-19 or more. Ceiling insulation will be fiberglass at least 9 inches thick when possible at time of installation, and have an R-value of R-30 minimum. We believe that fiberglass has greater long term effectiveness and fire resistance than the paper insulation (cellulose) used by some other builders. R-values are specified by the manufacturer. R-value is the measure of the resistance of the material or building component to the passage of heat. The higher the R-value, the greater the insulating power. For more detailed information you may consult with our sales office. Garages are not insulated, but the option is available.

Ceiling insulation may be loose fill (blown-in) or batts. Batts are frequently layered, so that R-30 insulation may consist of a bottom layer of R-19 batts visible from below during construction, and a top layer of R-11 batts visible only from above.

So that homebuyers can obtain FHA financing, we build our homes in compliance with the CABO Model Energy Code or better.

Master Keys:During construction, the locks on your home will accept a "master" key. As soon as carpet or vinyl is installed in your home, the locks are changed so that they may be opened only by the keys provided to you at Close of Escrow.

Nonstandard Construction Options: Our "Detailed Option Information" document contains a complete list of all options available on each home. Additional changes may be available for physically challenged buyers.

Not a Custom Home: The new homes offered in Woodland Village are not custom homes, but are offered for sale "as constructed when completed". They will not necessarily match other Woodland Village homes.

Option Selection: Our homes contain many standard and upgrade options. Our "Features" list and option list describe the items available for each Woodland Village home. You will be advised by our sales agent of appointments needed to select options, and you will be provided all description and price information on the available options.

Typically, you will be able to select all options for your home. However, the status of construction and credit approval may affect whether you will be able to select all the options you want in your home.

Changes to selected options may be available, subject to status of construction, but are subject to additional fees. We do not guarantee, but we do try our best to see that options are installed as ordered.

Paving: The final step of street paving at Woodland Village is a "slurry seal," which may be done as much as a year after you move in to your home. On the day that slurry seal is done, starting at 7 am you will not be able to drive on your street until the slurry dries, which could be as much as 24 hours.

Plumbing: Your home will be equipped with two outside faucets (hose bibs). These faucets contain moving parts for back flow and freeze protection, and may be noisy during operation. If the moving parts cause the pipes under your home to rattle, our plumbing contractor will correct the rattle, but not the noise coming from the faucet.

Purchaser's Improvements: To the extent that any visible improvements are built by or for you, including, without limitation, concrete flat work, fencing, patio covers, antennas or air-conditioning facilities, the approval of a Design Committee (named in Woodland Village CC&Rs) is required, in addition to Washoe County approval if the work requires permits. All such improvements built by or for you must be located only on your lot, and must be maintained by you.

The Builders' employees are NEVER allowed to work directly for you. If you violate this provision of The Agreement, we will not be responsible for the actions of the person you hire. In the event that anyone you hire makes changes to any portion of the original work done by us, we may claim that portions of our warranty have been voided.

If you are considering changing the exterior walls of your home, you should consult with a licensed structural engineer. You must obtain the approval of the Washoe County Building Department before you start any structural work.

Fencing, landscaping, grading, or other exterior changes or additions done by you or anyone employed by you, if done improperly, may seriously affect the warranty coverage on your new home. We strongly recommend use of licensed contractors.

Right of Substitution:As much as possible, your home will be built as stated in The Agreement, plans, and specifications. Certain materials, products, and colors may become unavailable due to reasons beyond our control. We reserve the right to substitute materials, products, and colors similar in quality to those selected.

Right to Inspect: We hope you will regularly inspect your future home while it is being built. Please obey all safety rules regarding site visits, and specific time constraints. As long as the home is not posted with a Controlled Access Zone (CAZ) sign or workers are present, you may inspect your home during daylight hours on weekends, and after 3:30 pm weekdays. You may not enter a home posted with CAZ, or where workers are present. Unattended children, pets, alcohol, food, and beverages, are not allowed in or near our homes under construction. We allow prospective buyers to tour homes under construction. Once carpet has been installed, we allow no one (including you) in the home, except construction personnel.

Please let our sales agents know immediately about problems discovered during your inspection. Some problems may not be fixed until the particular trade is regularly scheduled to come back into your home.

Roof: The Building Code requires that a space about the thickness of a nickel be maintained between sheets of OSB on the roof. This space allows for expansion that may result from extreme temperatures changes.

Roof shingles are held down by nails and a strip of factory installed glue. As a result, roofs installed during winter may be damaged by wind before temperatures allow proper adhesion. We will repair these "first winter" problems immediately.

Siding: We currently use Louisiana Pacific Smart Panel siding on our homes. This siding is oriented strand board (OSB, an improvement over plywood) with a wood grain pattern on one side, which is made of resins and wood chips up to six inches long from small, fast-growing trees. We have had excellent results with the maintenance of this product, compared to hardboard siding, which many other builders in this area still use, which is made of resins and sawdust.

Size of House: The plan number of each home is the actual square feet of living space. These numbers are based on careful measurement of floors before walls are installed, and may not match calculations done by others.

Storage in Attic: The attic is not a storage area; we will not be responsible for damage to items stored, or damage resulting from storage. Due to fiberglass dust, we recommend you wear a dust mask if you go into your home's attic.

Storage in Crawl Space: The crawl space is not a storage area; we will not be responsible for damage to items stored, or damage resulting from storage. You should regularly check under your home for standing water, which can be caused by landscaping, plumbing leaks, or grading changes performed by you. We strongly recommend that you check the crawl space frequently after you move in, and particularly if there has been significant snow melt or rain. Due to fiberglass dust, we recommend you wear a dust mask if you go into your home's crawl space.

Structural Design Limitations: The "Silent Floor" system in your new home is designed to support a 40 pound per square foot load of furniture and people. We are not responsible for damages resulting from installation by you of furnishings or equipment which exceed this design limitation. We strongly advise against placing a waterbed on the second floor, as some waterbeds may exceed this load limit.

Termite Treatment: Your home site will be treated for termites by spraying the foundation with insecticides before dirt is pushed back against the foundation.

Trim: Wherever possible, we use an OSB product, instead of real wood, for exterior trim around doors and windows. This is less likely to warp or split, and holds paint better than real wood.

Views, Open Vistas, and Scenes: We do not guarantee the presence or absence of any view or scene from any portion of your lot. Any such view or scene may be changed, blocked, or interfered with, depending upon construction or landscaping which may take place in or out of Woodland Village.

Warranty: We make no warranty or guarantee, express or implied, except for the written warranty available to you at any time from our sales office. You should familiarize yourself with all warranty documents, and understand what issues are covered, and what is homeowner maintenance.

Windows: The location, size, and design of windows may vary from the plans. Grids are standard in street facing windows. To minimize damage, window and patio door screens will be installed at the last possible moment before Close of Escrow.

When measuring for window coverings, measure the windows actually installed in your home. We recommend you measure the width of the window at the top, middle, and bottom, as these may vary.

Wood Shrinkage: Framing lumber is delivered to us with a moisture content of between 19% and 30%. We mostly require lumber that has been dried in a kiln to reduce moisture. After a year of being part of a home, lumber will have only about 5% moisture. This drying causes shrinkage and occasional warping, which in turn causes problems in all new homes built in the Reno area. You may experience the following problems during your first year of ownership: drywall cracks, counters pulling away from exterior walls, squeaking floors, nails showing through drywall, some "bowed" studs in interior walls, and doors failing to open or close properly. We will investigate and correct problems as needed.

WILDLIFE

Pets: Dogs and cats found by us running loose at Woodland Village are turned over to Washoe County Animal Control. Please keep your pets secure.

Coyotes: Cats and small dogs that wander into open spaces surrounding Woodland Village are likely to become part of the food chain. The coyote population was in this valley long before we were, so please don’t kill the coyotes.

Mule Deer: The Peterson Mountain range is winter home for a Mule Deer herd of about 1,000 animals. The Association is committed to pay 50 cents per month of your dues toward a project to maintain the habitat, working in conjunction with BLM, Nevada Division of Wildlife, Mule Deer Foundation, and Nevada Bighorns Unlimited.

Snakes: A variety of snakes and lizards live in the hills surrounding Woodland Village. If a snake wanders into your neighborhood, call us at 674-4022; we will help it move a mile or two to the North.

We hope you will not kill any animals, thus helping minimize the environmental damage and animal deaths that result from new construction.

Woodland Village
November 10, 2007
Phone 775-971-2000
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