CONSTRUCTION: WHAT TO EXPECT

ALL POSTSCONSTRUCTION ADMIN
Written By Brian Hagood

Construction is the main event of any renovation project, and a lot unfolds in a very deliberate sequence. During the process, it’s important to be aware of how the scope of work, design details, and product selections are finalized. Because of the complex coordination involved across many trades and suppliers, endeavour to be as nimble and decisive as possible. Doing so will help keep things moving smoothly.

Below is a typical construction progress checklist. We use this tool to properly coordinate the many reviews and decisions required. To aid us, we establish a regular site meeting (usually bi-weekly) with the contractor, architect, and homeowners. We follow up on each one with a field report to make note of important observations, new action items, and key decisions. Please be sure to read these as they are issued to be help confirm their accuracy and understand your responsibilities.

Regarding billing: each contractor works differently, but most builders invoice biweekly or monthly. With a cost-plus contract, you should expect to see the receipts for every item billed. Regardless, every invoice is an opportunity to check how a project is tracking against its budget. At the start of a construction, it’s always a good idea to have a contingency fund in place to help absorb unforeseen costs (typically around 10%). If a project progresses without tapping into this reserve, you might elect to upgrade towards nicer product selections. Keep in mind, however, that changes in the scope of work which are out of sequence will likely cause redundant costs and time delays.

CONSTRUCTION PROGRESS CHECKLIST

CONSTRUCTION KICK-OFF

  • Designate construction limit (area of adjacent yards or outbuildings that the contractor will make use of and will likely require re-landscaping by Owner).

  • Plants to be temporarily moved by Owner or protected by Contractor

  • Establish tree protection if required

  • Identify finishes & existing fixtures, etc. that require protection

  • Establish a regular site meeting time

DEMOLITION

  • Confirm structural assumptions

  • Confirm if existing subfloor is suitable for new finishes

  • Identify repairs needed or major scope changes

  • Schedule soils test

  • Review foundation layout

  • Arrange for structural engineer inspection as required

  • Review in-slab Plumbing layout

  • Product Selections: windows and patio doors, integrated plumbing fixtures (bathtub, medicine cabinets, shower controls, toilet, wall-mounted faucets), and fireplace

FRAMING

  • Review framing layout (especially origin points, dimensions to hold, and critical HVAC or plumbing integration)

  • Review floor and ceiling structure: stair/access hatch openings & beam locations, etc.

  • Review eaves and skylights

  • Check framing: walls and openings (doors and windows, etc.)

  • Product Selections: roofing, appliances, remaining plumbing fixtures (except accessories can wait if necessary), pre-finished siding, doors (interior and front entry), and door hardware

PLUMBING & HVAC (ROUGH)

  • Review plumbing waste line paths: any conflicts with design, unexpected bulkheads, pack-outs?

  • Confirm plumbing fixture heights (especially at showers/tubs)

  • Identify areas of accessory framing and blocking: towel bars, grab bars, medicine cabinets, mirrors

  • Confirm equipment placement

  • Review HVAC ductwork and register locations

  • Will be an AV/IT installer? If so, schedule their work

 BACK-FRAMING & BUILT-INS

  • Back-Framing: identify any changes to plan or reflected ceiling plan to accommodate unexpected bulkheads, pack-outs, etc.

  • Confirm stair design and quote

  • Millwork Shop Drawings: can finishes be roughed-in for early site measurements to enable millwork production?

  • Send any changes to millworker ahead of their shop drawings 

ELECTRICAL (ROUGH)

  • Coordinate with special AV/IT installer

  • Confirm panel location

  • Sconce heights: provide if selections have been made (possibly can be finalized after drywall installation)

  • Electrical box review (schedule before wiring)

  • Product Selections: tiles, wood flooring, wallpaper, paint/stain colours for mock-ups (drywall and millwork), decorative light fixtures, bath accessories 

ENVELOPE

  • Review exterior assembly

  • Check that insulation and vapour barrier have been installed as specified and to create continuous barriers

  • Exterior Trim & Siding: confirm profiles and identify tricky spots

 DRYWALL, PAINT, & TRIM

  • Check that the correct drywall has been installed based on the finishes to go over them

  • Review paint selections mock-up

  • Issue paint schedule

  • Interior Trim: confirm profiles and identify tricky spots

 CUSTOM BUILT-INS, EXTERIOR DETAILS, & FINAL PRODUCT SELECTIONS

  • Millwork: review shop drawings

  • Millwork: review finish samples

  • Deck/Terrace/Porch details: review and confirm design

  • Product Selections: cabinet hardware, counters & stone slabs, remaining paint/stain colours, rainwater goods, wood floor stain (unless using pre-finished flooring), exterior paving stones 

FINISH INSTALLATION

  • Confirm move-in date

  • Tile: review layout, trim, and select grout colour

  • Counter: review overhang & profile

  • Electrical devices: confirm models and wall plates

  • Check HVAC finish installation

  • Decorative hardware: confirm locations

  • Make punch list (typically about a month after move-in)

Brian Hagood
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