30 Days
The rolling window W45→W49 (2 Nov → 4 Dec): five milestones with zero float, week by week, and what each one needs from us.
1. The five milestones with zero float
A milestone with zero float has no slack. If it slips, it does not squeeze the program — the listing date (19–21 Jan) slips with it. Dates are Brisbane time. Each card says who owns it, what has to exist first (the blocker) and what closes it.
Make-good or credit agreed in writing by Fri 6 Nov
Blocker: the installer finished on 3 Nov and has not been paid — nothing is owed until the make-good is written down. The repairs must be itemised separately from the pre-existing holes so the plasterer's quote can be charged back.
What closes it: either the installer's plasterer makes good to a paint-ready standard within five business days, written on the invoice as a condition of payment, or one written quote from our plasterer for the AC-caused repairs is credited against the invoice. Licence numbers (ARCtick + electrical contractor) and the Certificate of Test for the new circuit come with the invoice.
If it slips: we pay twice — the installer and then our own plasterer — and the kitchen zone stays open past the floor date.
One trade, one scope, priced Mon 9 Nov — closed by Wed 11 Nov
Blocker: the DIY cornice removal did not work (Jean, 24 Oct). The scope now has five sources: AC repairs (chargeable), the ensuite tile row and cornice detail, the kitchen zone patching + 90 mm cornice, the living cornice removal, and the stained ceiling sheets to replace before paint (R11 — six to eight brown rings photographed 6 Nov).
What closes it: a priced scope sheet with ABN, in the trustee's name, and the kitchen zone and the AC holes closed and sanded before the floor goes down on 12 Nov.
If it slips: painting moves behind the floor and the final coats run into December; practical completion slips a week per week.
Certifier engaged with the day-1 pack by Wed 11 Nov
Blocker: no name, fee or scope in the group for three weeks. The day-1 pack has grown: Drew's photos of the fire-rated wall before lining (D60), the plasterboard spec and fixings, Drew's statement, the council extract (D24), and now the AC penetrations through ceilings and the granny's fire separation — any penetration must be fire-collared and sealed.
What closes it: an engagement letter in the trustee's name with a BA lodgement date. Back-solve: engaged 11 Nov → BA decided ~9 Dec → Form 21 before the shutdown only if the works are complete by ~15 Dec; otherwise mid/late January (band B).
If it slips: each week after 11 Nov moves Form 21 a week and costs $1,522 of holding; without a Form 21 the valuer reads the granny flat as unapproved work and the comparable falls to the no-premium P50.
Flooring installed Thu 12 Nov, floor protected, paint after
Blocker: M2. Walls get a first coat before the floor only if a painter is contracted by then (D54 — no decision in the group); realistically the interior is painted 16 Nov → 4 Dec with the floor protected.
What closes it: floor down, protection on, balance paid against the invoice in the trustee's name; the kitchen benchtop template and splashback follow.
If it slips: the kitchen cannot be finished (benchtop sits on a finished floor line) and the fit-off week moves.
Pool safety inspection ~Fri 20 Nov on the new glass barrier
Blocker: the gate position fixes the glass panel count, whether a step to the pool is needed (Jean's question — "apparently not"), and the inspector's date. The deck stays outside the fenced area (D40). The pool interior goes in before the barrier, so the surface is protected during the install.
What closes it: Form 23 issued by a licensed pool safety inspector — or, failing that, a Form 26 with a compliant temporary barrier so the Form 2 pack carries something. The statutory date (8 Oct) is 29 days behind us and is a disclosure item.
If it slips: the sales pack goes to the solicitor without a PSC and the buyer's contract carries a Form 36 discount.
2. Week by week
Condensed from schedule v6.1 §4, the site calendar and the partners' group. zero float = one of the five milestones. Name in bold = owner.
Plaster closed by Wed 11 Nov, the certifier engaged the same day, the floor on Thu 12 Nov. Everything in W45 exists to make those three land; the pub meeting of 4 Nov should have set them — post its minutes.
- AC installed (ducted + granny split) — ceilings and an ensuite wall damaged; "the patch guy" on site; nothing paid yet Rei · 2–3 Nov D61
- Living deck complete (OZ); front deck re-boarded; robe doors fitted DIY; two glass panes replaced ($400, Marketplace glazier) Rei · Rod · Jean · 2–3 Nov done
- House without power 3–4 Nov (only the granny split ran); João found a loose cable at the main switch and fixed it; AC's electrician confirmed — switchboard upgrade needed, João to quote (D62); CoTC for the repair Jean · Rei · 4–5 Nov D62
- Pits (pump-station trench) full of water again — pumped by Rei 5 Nov; Dean installs the pump station this week; pump out the day before Rei · Jean · this week
- Kitchen carcasses installed — main, granny kitchenette (laminate top in), laundry; benchtop and splashback dates to confirm Rei · 5–6 Nov done
- AC make-good or credit in writing (M1) · B&B fencing quote re-issued to the trustee · deck evidence pack with the final 20% Rei · Fri 6 Nov zero float
- Call 3 equalising to $130k each — $31,500 (Marcos 15,000 · Rei 9,000 · Jean 5,000 · Rod 2,500); receipts in the group all four · Fri 6 Nov cash
- Saturday: fence and gate line, glass panel count, step decision → PSC inspector booked for the week of 17 Nov Rod · Sat 7 Nov M5
- Plaster / cornice / patch scope priced (M2) — AC repairs itemised, ensuite, kitchen zone, living cornice, stained ceiling sheets; on site 9–11 Nov Rod · Jean · Mon 9 Nov zero float
- Certifier engaged with the day-1 pack (M3) · D24 extract · Apex close-out Rei · Wed 11 Nov zero float
- Gate — Wed 11 Nov 6:30 pm AEST: D50, D54 painting, D55 plaster, D56 fence (B&B $5.5k vs $4.2k repair), D61 AC, D62 switchboard, PSC date, D49 framing for 18 Nov; minutes in five lines Marcos hosts · Wed 11 Nov gate
- Flooring installed with protection (M4); walls first coat before only if a painter is contracted Rei · Jean · Thu 12 Nov zero float
- Pool interior applied (Matias) — pipes and roots checked before; surface protected for the barrier install; coping/surround quotes (D52) on one sheet Rod · this week no date in writing
- Fence contract (D56a) in the trustee's name · HWS decision (D44) · weep holes finished · ceiling stains tested after rain (R11) Rod · Rei · by Fri 13 Nov
- Invoices and licences filed: AC installer, Kijun Sung (tiling), Brett Hankin (glass spec), João (CoTC + switchboard quote); AGL double payment credited Jean · Fri 13 Nov
- Pepper repayment $5,816 (16 Nov) · Allianz $288 — covered by call 3 account · 16 Nov
- Interior painting starts (D54 contracted at the gate; cap $7–7.5k on one scope sheet); granny painted in the same run Jean · from Mon 16 Nov
- Glass barrier and gate installed · pool refilled only after the barrier line is fixed Rod · 16–20 Nov
- Pool safety inspection — Form 23 (M5) Rod · ~Fri 20 Nov zero float
- D49 — sell on programme vs hold/let, decided on a net number (The Deal scenarios; five price cuts in Robina this fortnight) all four · Wed 18 Nov gate
- Kitchen benchtop template and splashback · internal doors (D59) · BA lodged by the certifier Rei · this week
- Form 16 stage inspections (fire wall on evidence, deck, truss D41 with the RPEQ Form 15) Rei · with the certifier
- Bathroom 1 (P5) · electrical and plumbing fit-off · pool pump tested after the refill · surrounds Jean · Rod · 23–27 Nov
- Granny: bathroom completion and robe-door milestones paid against photos; fit-off Rei · with Drew
- Call 4 — ~$20k each (to $150k) — holding to March plus December works all four · ~Tue 1 Dec cash
- Exterior painting · rear landscaping, carpark, front · fence done Rod · Jean · 30 Nov–4 Dec
- Granny complete · defects list opened · vendor B&P booked for 15–16 Dec Rei · Marcos · Fri 4 Dec
3. Requirements → forms: the head of the fish
What each milestone needs on paper, so nobody is surprised at the sale. Definitions and sources on the Forms guide.
| Requirement | Form / document | Who issues | When |
|---|---|---|---|
| Granny flat as a secondary dwelling, fire-rated wall | BA → Form 16 (stage) → Form 21 | Private certifier (D50) + RPEQ Form 15 | Engaged 11 Nov · BA ~9 Dec · Form 21 band B (Jan) |
| Pool barrier | Form 23 (or Form 26 + 90 days) | Licensed pool safety inspector | ~20 Nov (statutory 8 Oct, overdue) |
| Electrical — AC circuit, main-switch repair, switchboard upgrade (D62), alarms (D42) | Certificate of Test per job · Form 24 declaration | João (electrical contractor) · AC installer | With each invoice · before the Form 2 pack |
| AC installation | ARCtick licence · electrical CoTC · invoice with make-good condition | AC installer | Before payment (D61) |
| Plumbing — pump station, kitchen, HWS overflow | Form 4 per notifiable job | Dean (licensed plumber) | Pump station this week |
| Tiling above $3,300 · deck · fence | QBCC licence on the invoice · HWI where applicable | Kijun Sung · OZ · B&B Fencing | Invoices in the trustee's name, now |
| Glass panes (R8) | AS 1288 Grade A evidence, or declared | Brett Hankin (glazier) | This week |
| Sale | Form 2 pack · vendor B&P · PSC | Solicitor · inspector | 15–18 Dec · pack over the shutdown |
4. Site calendar
Google Calendar Site calendar · Obra 16 Springvale (Australia/Brisbane). The weekly partners' meeting is Wednesdays 6:30 pm AEST / 7:30 am BRT on Google Meet; every dated item above is an event there, with workfront, owner and prerequisite in the description.
[GATE]partners' decision or deadline[START]start on site[QA]inspection or certificate[DUE]deliverable due[VISIT]site visit
Beyond the window — what the 30 days protect
- [GATE] Practical completion · Fri 11 Dec (G8) — was 4 Dec; moved by the plaster trade and the certifier
- [QA] BA decided · ~Wed 9 Dec — if the certifier is engaged on 11 Nov
- [QA] Vendor B&P · 15–16 Dec · photos and styling 17–18 Dec
- [DUE] Form 2 pack with the solicitor over the shutdown (22 Dec – 11 Jan; last business day 18 Dec)
- [QA] Form 21 · band B, mid/late January — or before the shutdown only if the works are complete by ~15 Dec
- [GATE] Listing · ~19–21 Jan with the Form 21 in hand, or 12–14 Jan with it pending and the granny marketed as "approval in progress"
- [GATE] Call 5 · ~1 Jan (holding to March) · settlement (exit) March 2027
5. Questions for the agents (agent window R1–R3)
Three agents walk the site before D49 (18 Nov). Same three questions to each, answers in writing, so the sell-vs-let decision rests on a number and not on a feeling.
6. Rules of the window
- The dates of the five milestones and of the gates change only at a gate, and the change is written into the 5-line minutes the same day.G5 · this page
- Inside a week, the owner can move their own items (a visit, a quote date, a trade's day) and posts the move in the partners' group; a move that touches a zero-float milestone goes to the gate.G5 · workfronts
- A meeting that is not minuted in the group did not decide anything — the five lines are the decision.G7 · 4 Nov · now
- No milestone paid without the previous milestone's document — dated photo + Form/CoTC + reconciliation to the WBS. Damage caused by a trade is settled in writing before that trade is paid.G4 · cash
- No package skips a stage: 1 Solution → 2 Quotes → 3 Contract → 4 Execution → 5 QA & evidence → 6 Final payment.Reno OS v1.3 · workfronts
- Variation above 10% on a package, or above $5k, is a partners' decision (all four); $1–5k two partners; up to $1k any partner, with notice.approval authority · cash
- A decision that exists only in audio is marked "probable — audio of DD/MM" until someone confirms it in text.follow-up · minutes