Project Overview
Dashboard
Week of May 26, 2026
Site visit: Thursday May 28
Site visit: Thursday May 28
Overall Completion
47%
Phase II of IV ↑ on track
Budget Utilized
$2.1M
of $4.6M approved +$42k variance
Schedule Status
+3d
Ahead of milestone ↑ favorable
Open Action Items
7
2 require owner decision ⚠ review
Phase Progress
Recent Activity
Site inspection completed. MEP rough-in at 47% — HVAC duct coordination issue flagged with GC.
Today, 2:14 PM
Change Order #7 submitted by Park Avenue Construction for HVAC rerouting — $18,400. Awaiting owner review.
Today, 11:30 AM
Electrical rough-in inspection passed. DOB sign-off received. Work can proceed to next stage.
Yesterday, 4:45 PM
May Owner Report available — weekly summary with photos, budget reconciliation, and schedule update.
Mon May 26, 9:00 AM
Plumbing stack approved by architect. Rough-in can proceed to second floor on schedule.
Fri May 23, 3:20 PM
Upcoming Milestones
Jun 4
MEP rough-in complete — Phase II close
In Progress
Jun 11
DOB rough-in inspection
Upcoming
Jun 18
Phase III kick-off — Finishes & Millwork
Upcoming
Jun 25
Millwork shop drawings owner approval
Needs Attention
Budget Summary
| GC Contract | $3,200,000 |
| Approved Change Orders | $184,200 |
| Pending Change Orders | $18,400 |
| Consultants & Permits | $220,000 |
| FF&E Allowance | $960,000 |
| Total Project Budget | $4,582,600 |
| Amount Drawn to Date | $2,134,000 |
Timeline & Milestones
Schedule
Phase I — Demolition & Structural
Complete
Jan 6
Mobilization & site protection installed
Complete
Jan 13
Demolition — floors 1 & 2
Complete
Jan 27
Structural steel delivery and installation
Complete
Feb 10
DOB structural inspection — signed off
Complete
Feb 17
Phase I closeout — Phase II kick-off
Complete
Phase II — Mechanical, Electrical & Plumbing
In Progress
Feb 17
Phase II mobilization — MEP subs on site
Complete
Mar 10
Plumbing stack — floors 1–3
Complete
Apr 2
Electrical rough-in — DOB inspection passed
Complete
May 28
HVAC duct rough-in — coordination issue flagged
In Progress
Jun 4
Full MEP rough-in complete
Target
Jun 11
DOB MEP rough-in inspection
Upcoming
Phase III — Finishes, Millwork & FF&E
Not Started
Jun 18
Phase III kick-off — wallboard & plaster
Upcoming
Jun 25
Millwork shop drawing owner approval required
Needs Decision
Jul 14
Stone & tile installations begin
Upcoming
Aug 4
Millwork delivery and installation
Upcoming
Sep 1
Painting, trim and hardware complete
Upcoming
Financial Overview
Budget & Financials
Total Approved Budget
$4.6M
Including all approved COs
Drawn to Date
$2.1M
46.5% of total budget
Remaining Budget
$2.4M
Covers Phases III & IV
Change Order Total
$184k
5.4% of GC contract +$18.4k pending
Budget by Trade
| Trade / Category | Budgeted | Drawn | Variance |
|---|---|---|---|
| General Conditions | $320,000 | $298,000 | -$22k |
| Demolition & Abatement | $185,000 | $185,000 | — |
| Structural Steel | $440,000 | $440,000 | — |
| Plumbing | $380,000 | $210,000 | -$170k |
| HVAC | $520,000 | $280,000 | +$42k |
| Electrical | $460,000 | $310,000 | — |
| Millwork & Cabinetry | $680,000 | $0 | — |
| Finishes & Stone | $520,000 | $0 | — |
| FF&E Allowance | $960,000 | $0 | — |
| Total | $4,465,000 | $1,723,000 | +$42k |
Change Orders
| CO # | Description | Amount |
|---|---|---|
| CO-1 | Unforeseen asbestos abatement | $28,400 |
| CO-2 | Additional structural beam — kitchen | $14,200 |
| CO-3 | Plumbing stack relocation — owner request | $31,000 |
| CO-4 | Electrical panel upgrade to 400A | $22,800 |
| CO-5 | HVAC unit upgrade — mechanical room | $44,600 |
| CO-6 | Window frame repair — pre-war condition | $43,200 |
| CO-7 | HVAC duct rerouting — pending | $18,400 |
| Total Approved COs | $184,200 | |
Field Reports
Inspection Reports
Weekly Site Inspection — MEP Phase II Review
May 28, 2026 · 10:00 AM
HVAC rough-in at approximately 60% complete. Duct coordination conflict identified in kitchen ceiling cavity — GC and mechanical sub directed to resolve before proceeding. Electrical at 85% rough-in, on track for DOB inspection June 11. Plumbing stack complete floors 1–3, floor 4 proceeding. Overall site cleanliness and safety protocols acceptable. No lost-time incidents. Three workers observed without proper PPE — corrective action issued to GC superintendent.
Weekly Site Inspection — Electrical Rough-In Progress
May 21, 2026 · 10:30 AM
Electrical rough-in progressing well. Panel installation complete, branch circuits 70% rough-in on floors 1 and 2. Low-voltage conduit layout reviewed and approved. Plumbing stack penetrations confirmed sealed per spec. GC submitted RFI-14 regarding bathroom exhaust fan routing — reviewed and responded same day. No deficiencies noted. Schedule remains favorable vs. baseline by approximately 3 days.
Phase I Closeout Inspection — Structural & Demo Complete
Feb 17, 2026 · 9:00 AM
Phase I formal closeout inspection. All structural steel installed and inspected. Demo complete and debris cleared. Temporary protection in place for Phase II transition. DOB sign-off received Feb 10. One minor punch item — concrete patch at sub-slab penetration — completed to satisfaction prior to this inspection. Phase I declared complete. Phase II mobilization approved.
Visual Documentation
Site Photography
Last updated May 28, 2026
May 28 Site Visit — MEP Phase II
HVAC Duct
Conflict Area
Conflict Area
Electrical Panel
Installation
Installation
Plumbing Stack
Floor 4
Floor 4
Overall Site
Conditions
Conditions
Kitchen MEP
Coordination
Coordination
Master Bath
Rough-In
Rough-In
Low Voltage
Conduit Layout
Conduit Layout
Safety Issue
Documented
Documented
Open Items
Action Items
Requires Owner Decision
Approve or reject Change Order #7 — HVAC duct rerouting $18,400. TOR recommends approval; rerouting is necessary due to structural condition and GC pricing is reasonable.
Millwork shop drawing approval — Review and approve shop drawings for kitchen and library millwork. Must be approved by June 25 to maintain Phase III schedule.
GC & Subcontractor Actions
Park Avenue Construction to resolve HVAC duct conflict in kitchen ceiling cavity and resubmit coordination drawings for TOR review.
GC to issue written corrective action to workers observed without PPE on May 28 site visit. Copy to TOR for file.
Electrical sub to confirm panel labeling complete and submitted to DOB for records.
Project Files
Documents
Contracts & Legal
GC Contract — Park Avenue Construction
Contract
Architect Agreement — Studio Voss
Contract
TOR Engagement Letter
Contract
Permits & DOB
Alt-1 Building Permit — Full Renovation
Permit
DOB Electrical Inspection Sign-Off
Permit
DOB Structural Inspection Sign-Off
Permit
Drawings & Specifications
Construction Documents — SD Set Rev. 3
Drawing
MEP Coordination Drawings
Drawing
Structural Engineering Drawings
Drawing
Weekly Summaries
Owner Reports
2026 Report Archive
Owner Report — Week of May 26, 2026
Owner Report — Week of May 19, 2026
Owner Report — Week of May 12, 2026
Monthly Summary — April 2026
Monthly Summary — March 2026
Phase I Closeout Report
Direct Communication
Messages