02-041-26 Workplan

Job #

02-041-26

Title

Client

Roland Alston

Address

4785 Hwy 166, Douglasville GA 30134 (Chattahoochee Walk subdivision)

Contract sum

$178,694.87 fixed price

Cost basis

$151,436.33 (18% margin)

Target completion

TBD

BT Job

[BT job ID]

Working hours

[NEEDS Trey: confirm any quiet hours]

Lockbox location

[NEEDS Trey]

Lockbox code

[NEEDS Trey]

Front door code

[NEEDS Trey]

Parking

[NEEDS Trey]

Daily protocol

Per signed contract. Owner provides site access. No HOA (Chattahoochee Walk is non-HOA).

Locate and photograph before any wall opens.

Electrical panel

[NEEDS Trey: location + 240V dryer circuit confirmed?]

Water main shutoff

[NEEDS Trey]

Hot water heater

[NEEDS Trey]

Gas shutoff

[NEEDS Trey]

HVAC

[NEEDS Trey]

Emergency

1. PPE: safety glasses on all demo/cutting; hearing protection on power tools; dust mask N95 minimum on demo and floor prep.
2. De-energize circuits at panel before any electrical work. Test with non-contact tester before touching. Lock-out tag at panel.
3. Shut water at main before plumbing demo.
4. Cover smoke and fire detectors during work; UNCOVER before leaving site each day.
5. No open flame near gas cap until plumber confirms gas is capped at outlet.
6. Concealed conditions (mold, rot, vermiculite): stop work, photo, notify Trey.
7. Daily debris haul-off.
8. Keep tools secured, doors closed when not on site.

Owner allowances. Selections exceeding allowance trigger CO at cost+15% per JCG standard.

Per-trade scope handoffs. Each sub gets only their scope; exclusions enforced.

No awarded subs.

1. COTrigger(category='Concealed conditions', description='Mold, rot, framing damage, water damage, or any other unforeseen condition discovered behind walls, under floors, or above ceilings during demolition or rough-in. STOP work + photograph + notify JCG PM in writing before proceeding.', source='standard')
2. COTrigger(category='Owner scope change', description='Owner requests work beyond the signed contract scope (added fixtures, upgraded materials, additional rooms, etc). All owner-requested changes require a written CO with revised price and schedule impact before work begins.', source='standard')
3. COTrigger(category='Material substitution', description='Specified material is unavailable, discontinued, or backordered with a lead time impact. Substitution requires written approval; price delta settles via CO.', source='standard')
4. COTrigger(category='Code or inspection requirement', description='Inspector requires work not in original scope (e.g. additional GFCI, code upgrades on circuits being touched, plumbing venting changes). CO with the responsible trade sub at their unit rates.', source='standard')
5. COTrigger(category='Schedule acceleration request', description='Owner requests completion before original target. Additional crew or overtime is a CO; original schedule remains baseline.', source='standard')
6. COTrigger(category='Allowance overage', description='Owner selects a fixture / material / finish that costs more than the allowance in the proposal. Overage settles via CO on the next milestone draw. Allowance UNDER-spend is NOT credited.', source='standard')
7. COTrigger(category='Permit fees exceeding allowance', description="Actual permit fees from the AHJ exceed the proposal's permit allowance. JCG documents actual fees + bills the delta cost-plus-15% per the proposal.", source='standard')
8. COTrigger(category='Site conditions changed', description="Access blocked, utility shut-off issues, weather-driven delays beyond two consecutive days, or any condition outside JCG's control. Schedule extension + any delay-cost is a CO.", source='standard')
9. COTrigger(category='Job-specific risk (from bid analysis)', description='2x6 T&G SYP stall wall pricing is a MED-LOW confidence market estimate ($7/SF installed, mid-low of the Atlanta-metro / Southeast SYP band $4-$10/SF). Estimator converts to a written sub PO before the wall-finish milestone begins; if the real bid varies, change order before work starts. Stipulated; not an open question.', source='job-specific (from Internal Cost Basis)')
10. COTrigger(category='Job-specific risk (from bid analysis)', description="10' wall height at the eaves carries the validated framing dollar ($30,320 base + $400 stall RO add = $30,720). Estimator verifies workbook studs are 10 ft pre-construction; if 8 ft was assumed, ~$2,500-$3,500 change order at engineering. Stipulated; not an open question.", source='job-specific (from Internal Cost Basis)')
11. COTrigger(category='Job-specific risk (from bid analysis)', description='Driveway is a HARD EXCLUSION + Owner-responsibility stipulation. Owner will scope and price the driveway separately when ready.', source='job-specific (from Internal Cost Basis)')
12. COTrigger(category='Job-specific risk (from bid analysis)', description='Future Scope ballparks F-1 through F-4 (well, shared septic, service feeder, whole-property clearing) are NON-BINDING. They are NOT part of the contract sum. Hard numbers come via a separate commitment-letter exercise + site walk + sub quotes when the Owner is ready to commit.', source='job-specific (from Internal Cost Basis)')
13. COTrigger(category='Job-specific risk (from bid analysis)', description='Category subtotals reconcile to $139,382 exactly (v2.4 P0). v2.8 pricing gate + v3.0 completeness gate + v2.9 package-aware archive verified this run.', source='job-specific (from Internal Cost Basis)')

Fill the gaps marked above. Email each item to bt-data@jcgbuild.com with subject pattern:

Open the checklist form on phone

• Job Launch Packet: 06 - Construction/Pre-Con Meeting/02-041-26_Job_Launch_Packet.pdf
• Schedule: 06 - Construction/02-041-26_Schedule.xlsx + .md
• QC Checklist: 06 - Construction/QC/02-041-26_QC_Checklist.xlsx
• Selections: 06 - Construction/Selections/02-041-26_Selections.xlsx
• BT Setup Checklist: 06 - Construction/02-041-26_BT_Setup_Checklist.md
• Permit Checklist: 05 - Plans & Permits/02-041-26_Permit_Checklist.pdf
• Sub POs: 06 - Construction/Sub Contracts/
• Ingest state: _ingested/job_ingest.json