Compliance
The certificates the sale will ask for, the clocks that are already running, and who holds each one.
The logic in 4 lines
- What we are certifying is a file, not a stamp. Form 2 (seller disclosure) · the BA chain Form 15 → Form 16 → Form 21 for the granny flat and the fire-rated wall · the converted garage's history resolved (D24) · Form 23 (pool safety) · smoke alarms declared on Form 24 · the trades' evidence (HWI, Form 4, CoTC, AS 3740/3660/1288) · the 27 lines of the March B&P closed with evidence · a clean pre-sale B&P.
- Nobody asks for a "certificate" — the buyer's bank asks for nothing. Three people test the house instead: the valuer (unapproved work is valued "as if removed"; the granny flat counts as dual living only if it is in the BA), the buyer's solicitor (Form 2 plus searches: council building records, PSC register, QBCC — a wrong Form 2 lets the buyer rescind up to settlement) and the buyer's B&P (repeats AS 4349 and finds everything March found that we did not close). The BA is what separates premium from discount: with BA + Form 21 the comparable is the P50 with location premium $1,700,000 (Market · W38); without it, the P50 of twin comps $1,575,000 (Market · W38) — where the deal sits at −$182k against the break-even sale price $1,762,153 (The Deal · 21 Sep). The certification doc quotes −$154k on the earlier EAC; The Deal owns the number.
- Rule we agreed: no plasterboard on the granny flat without Apex's written position — even if it costs a week. Once the linings close, the certifier can order what is finished to be opened. And a second certifier quote now, not "if Apex is late": Apex is a single point of failure (fee paid, nothing in writing on deliverable or timeframe).
- "Like-for-like" on the deck means restoring the 94 m² on the same footprint with the same posts. That is accepted development and needs no BA. Any extension or new footings is approvable work: it needs a BA and joins Apex's critical path.
Legal clocks
Twelve dated events, in order. Two are set by law (PSC, Form 2); the rest by the BA chain and the exit. Zero float on 8 Oct and 9 Oct.
| Clock | Deadline | Owner | Plan | Status |
|---|---|---|---|---|
| Council building records search (D24) | This week · W39 | Rei | Lot 16 RP224196: BAs, Form 21s, notices, pool. 5–10 business days, ~$0.1–0.3k. Precondition for everything else. | not ordered |
| Apex written scope | Fri 26 Sep | Rei | What "granny flat only" covers, whether Rei's drawings are accepted, fee, deliverable and timeframe. Second certifier quote alongside. | in progress fee $695 paid 8 Sep |
| RPEQ engineer single visit → Form 15 | By 2 Oct | Rei | One visit, three aspects: fire-rated wall (FRL), roof truss (D41), deck substructure. | not booked |
| PSC — Form 23 statutory deadline | Wed 8 Oct | Rod | Bought with Form 36 → 90 days. Plan A (temporary fence + Form 23) or Plan B (inspection → Form 26 → 3 months). See PSC. | zero float Plan A in progress |
| Form 16 — fire-rated wall | Fri 9 Oct | Rei | Inspected before Hamilton milestone 5 closes the plasterboard. Needs Form 15 and Apex as certifier. | zero float |
| BA lodged with Apex | W41 (5–9 Oct) | Rei | Rei's drawings + Form 15 + the D24 search result. | pending |
| Definitive Form 23 on the glass fence | 16 Nov | Rod | Trench → coping → deck structure → boards → glass 9–13 Nov → inspection. | scheduled |
| Practical completion (G8) | 4 Dec (Workfronts) | All four | Every package at stage 5 (QA & evidence). | target |
| Form 21 — final inspection | 11 Dec | Apex (Rei) | All Form 16s in hand + BA lodged. Closes the BA. | scheduled |
| Pre-sale building & pest (D43) | 14–16 Dec | Rei (P15) | Our own B&P before listing, ~$700–900. Turns the buyer's B&P from discovery into confirmation. | scheduled |
| Form 2 pack with the solicitor | Dec (proposal: Nov) | Marcos | Searches take 5–10 business days and surface any old notice (pergola, deck, pool). $0.5–1.5k. Proposal: pull to November with the second Form 23. | no owner until Dec |
| Listing — Form 2 ready | 12–14 Jan (Workfronts) | Agent | Form 2 handed to the buyer before signing, not with, not after. | target |
The approval chain — BA → Form 15 → Form 16 → Form 21
One building approval covers the granny flat (secondary dwelling), the fire-rated wall, the fire-damaged roof truss (D41) and, if the council has no record, the retrospective approval of the converted garage (D24). The deck stays outside the BA (like-for-like). Apex Approvals is the private certifier: engagement fee $695 paid 8 Sep (Cash · 22 Sep); it is waiting on submissible drawings and the D24 result.
- 1 · BA Decision notice from Apex. Accepted development if "family accommodation" and GFA under 80 m². Lodged W41.
- 2 · Form 15 Design certificate from the RPEQ engineer: fire-rated wall (FRL), roof truss (D41), deck substructure. One visit by 2 Oct.
- 3 · Form 16 Stage inspections: framing, fire-rated wall before plasterboard (9 Oct), waterproofing AS 3740, termite AS 3660. Milestone 4 (waterproofing) was paid with no Form 16 on file.
- 4 · Form 21 Final inspection certificate, 11 Dec. Closes the BA; the buyer's solicitor asks for it.
What "granny flat only" must cover, in writing, by Fri 26 Sep
- The minimum submissionDoes "granny flat only" include the fire-rated wall, the roof truss (D41) and the retrospective garage approval (D24)? Exact extent of the fire-rated wall consistent with what Hamilton has already built; parking requirement; a closed list of consultants. If Apex requires full working drawings, the ~$7.5k comes back.Rei · Fri 26 Sep
- Whether Apex accepts Rei's drawingsRei prepares the technical drawings the certifier asked for (D45; date to be fixed). The FRD stamp on the concept plan is not submissible (D28).Rei · Fri 26 Sep
- Second certifier quote nowApex is a single point of failure: fee paid, no deliverable or timeframe in writing. A second quote is insurance, not a change of certifier.Rei · this week
- RPEQ engineer booked — single visit, Form 15Fire-rated wall, roof truss, deck substructure. Truss repair $1–3k and any subfloor engineering for the garage are not yet budgeted.Rei · by 2 Oct
How D45 protects this chain. On 21 Sep we chose not to commission full working drawings (~$7k) and to run the project by workfronts with a loose scope — ratified at G5 on 23 Sep. What we protect in exchange: Rei prepares the technical drawings the certifier asked for; Apex certifies the granny flat and resolves the fire-rated wall and related points; Marcos and Claude integrate the partial drawings (Joana, engineer, granny-flat BA) into one site plan; and four obligations remain — Apex's written minimum submission, the RPEQ single visit with Form 15, Joana's north-corner and façade drawing, and the D24 council search. We agreed a loose-scope approach works when these safeguards hold and when acceptance criteria are written per package before quoting. The one risk to name plainly: the valuer treating the granny flat as unapproved work. Full text at Workfronts · decisions; cost of the approval package at Cash · cost to complete (22 Sep). Each $1k added to the works lifts the break-even by $1,028.
Pool safety certificate — Plan A and Plan B
We bought with a Form 36 (notice of no pool safety certificate), which gives 90 days to obtain a Form 23: Wed 8 Oct, no extension (D27). The obligation is ours regardless of the pool renovation. The barrier has been down since the deck boards came off — the inspector is engaged before the date, not on it.
Plan A in progress
Compliant temporary fence + licensed pool safety inspector ($150–300 per inspection) → Form 23 before 8 Oct → definitive frameless glass fence → second Form 23 on 16 Nov. Costs two certificates and depends on an inspector inside three weeks.
Plan B candidate
Inspection before 8 Oct even if it fails → Form 26 (nonconformity notice) → 3 months to rectify → a single Form 23 on 16 Nov, already on the glass barrier. Can be the main plan, not the fallback.
The definitive barrier on DECKING PLAN v2 (24 Sep)
Rei's drawing puts a proposed frameless glass pool fence of 15.53 lm between the main deck (86.55 m²) and the 16.30 m² strip beside the pool: the deck is outside the fenced area, the strip is inside. The quote must cite height ≥ 1,200 mm measured from the outside (that is, from the deck surface), a 900 mm non-climbable zone, gaps ≤ 100 mm, a self-closing gate, and spigots with structural blocking in the deck joists. The panels removed from the old fence have not yet been counted or measured (open item from D40, Jean). See Drawings and Site plan · north corner.
Granny flat — classification, evidence, and what the valuer checks
The converted garage (53.88 m²: 2 bedrooms, bathroom, kitchen, living, sewer pump) is a secondary dwelling under the Gold Coast City Plan. Three conditions come with that classification:
- Declared use: "family accommodation" (D32)Accepted development — no DA, no infrastructure charges. Declaring "separate rental" or "both" can tip it into dual occupancy: DA, charges, 8–16 weeks. The listing reads "dual living" either way.Answer to Apex
- GFA under 80 m² — we are at 53.88 m²Guardrail: no scope growth in that wing (enclosing the alfresco, attaching covered area) without testing against the ceiling.Rei · drawings
- Same lot, fire-rated wall, one extra car space (D25 · D30)Floor-to-roof FRL wall between house and granny flat (plus a fire door if internal access stays); at least one car space beyond the main dwelling's, drawn on the site plan. Soil AS 2870, wind AS 4055 and energy only if Apex requires them (D31).With the drawings
The sequence with Apex
- Council records for the converted garage (D24). If there is no BA for the conversion: retrospective BA inside the same Apex process; it may require engineering of the timber subfloor laid over the original slab, which has no inspection access (B&P finding #19) — not budgeted.
- Written answer on use and access — "family accommodation"; decide whether internal access stays (fire door).
- Minimum submission confirmed in writing — see the approval chain.
- Rei's drawings (car space drawn, fire-wall detail) + Form 15 → BA lodged W41 → Form 16 before plasterboard → Form 21 on 11 Dec.
Stack A — statutory obligations at sale
| Document | Basis · issuer | When | Status |
|---|---|---|---|
| Form 2 seller disclosure + annexures | Property Law Act 2023 · our solicitor | Before the buyer signs. Title, plan, rates, land tax, zoning, notices, PSC or Form 36. | n/a Dec (proposal Nov) · $0.5–1.5k |
| Form 23 pool safety certificate | Building Act 1975 · licensed pool safety inspector | 8 Oct, no extension; definitive 16 Nov. Valid 2 years. | in progress Plan A |
| Form 36 notice of no PSC | Same · seller lodges with QBCC | Before contract | n/a not recommended at exit — the buyer discounts |
| Smoke alarms — Form 24 | Fire and Emergency Services Act · licensed electrician + seller's declaration | Before transfer. Photoelectric AS 3786, interconnected, every bedroom and hallway, house and granny flat. | not done D42 · in the AC electrical job · $0.6–1.5k |
| QBCC search | QBCC Act · the buyer may request | Buyer's due diligence: licences, HWI by address, notifiable work | in progress see Stack C |
Stack C — trade evidence the B&P and the QBCC search cross-check
| Work | Document | Rule | Status |
|---|---|---|---|
| Hamilton (granny flat + ensuite, $36,545) | QBCC licence + Home Warranty Insurance (mandatory over $3,300) + level 2 contract in the trustee's name | QBCC Act | in progress contract in "Reinaldo"; HWI unconfirmed (D22/D23) |
| Plumbing (Dean: kitchen, ensuite, deck → sewer; granny-flat sewer pump) | Form 4 notifiable work, lodged with QBCC by the plumber within 10 business days | Plumbing & Drainage Act 2018 | none on file D33 |
| Electrical (solar removed, alarms, ducted AC, condensers) | CoTC — certificate of testing and compliance | Electrical Safety Regulation | none on file solar CoTC outstanding (D33) |
| Waterproofing (Drew, milestone 4, $5,745) | AS 3740 certificate + Form 16 / Form 43 | QBCC (over $3,300) | paid without evidence D33 |
| Termite treatment (Bang, $1.5k) | Report + AS 3660 system recommissioned + durable notice at the meter box + re-inspection 14–21 days | AS 3660 | treated report not on file |
| Replaced glazing | AS 1288 compliance on the invoice | NCC | n/a P4 |
| Roof (restoration $3,289 + gutter $329) | Invoice + photos of the sealed solar penetrations; confirm whether over 20% of the area needed a BA | Building Regulation 2021 | photos pending |
| Pool (interior resurfacing) | Interior warranty + compliant barrier for Form 23 | — | no quote closed |
What the valuer will check
The council records search and a visual inspection. Unapproved work is valued "as if removed" or flagged as risk; the secondary dwelling counts as dual living only if it is in the BA. An open structural defect (truss, deck) gives a conditioned valuation. The lender only steps in if the valuer conditions: lower LVR, rectification before settlement, or refusal on safety items (pool without a barrier, structure). The solicitor then runs the same searches and knows that unapproved or unfinished work is the most common title-insurance claim in Queensland.
The difference between "4 bed + self-contained retreat" earning a premium and taking a discount is BA + Form 21 for the granny flat. Everything on this page serves that one line.
R-matrix — the 27 lines of the March B&P
Baseline: Building Inspection (Peter McCabe, AS 4349.1) + Timber Pest (Chris Sands, AS 4349.3), 26 Mar 2026, commissioned by the previous buyer — non-transferable, so an internal baseline, not sale evidence. Verdict: maintenance BELOW AVERAGE, major defects HIGH, undetected termite risk HIGH. Rule D43: each line closes as remediated, superseded by the works or disclosed, with evidence in Drive 01 Due Diligence / Building & Pest / Remediação. Owners follow the workfront split (compliance Rei · north corner Rod · interior and field trades Jean); "no owner" means the line is not yet assigned in any package.
All 27 lines · R# · item · owner · status · closes with
| R# | Item (Mar 2026) | Owner | Status | Closes with |
|---|---|---|---|---|
| R1 | Pool fence: gate does not latch, panel missing | P10 → P15 | no owner | Form 23 — PSC clock 8 Oct (Rod), definitive 16 Nov |
| R2 | Rear deck: structural rot, safety hazard | Rei · Rod · P9 | in progress | Photos + invoice "repair like-for-like" + QBCC/HWI + Form 15 |
| R3 | Pergola: rot, beam out of level | P9 / P11 | in progress | Demolished — photos; a new patio cover would need a BA |
| R4 | Fire-damaged roof truss beside the chimney | P1 + P14 | no owner D41 | Form 15/16 + photos; fireplace decommissioned and disclosed, or chimney diverted |
| R5 | Active termites in the fence; workings in the main bedroom; bait stations inoperative | Rei · P1 | partial | Bang report + AS 3660 certificate + re-inspection; invasive check of the main bedroom before flooring |
| R6 | "Recently replaced" timbers at the rear of the garage | P14 | no owner | Vendor's answer + engineer's note on the visit |
| R7 | Converted garage — approval unknown; no subfloor access | P14 | no owner D24 | Council search → BA + Form 21 (retrospective if needed) |
| R8 | Cracked glass: garage, foyer | P4 | no owner | Safety glass invoice citing AS 1288 |
| R9 | Smoke alarms sighted, not tested | P3 | no owner D42 | CoTC + Form 24 — interconnected photoelectric, house + granny flat, in the AC job |
| R10 | Kitchen sink drain blocked and leaking; damp | Jean · P2 + P4 | in progress | New kitchen + plumbing — Form 4 + invoice (Form 4 missing) |
| R11 | Stains on the living-room ceiling | Jean · P4 + P8 | partial | Roof restored; check after rain; replace plasterboard before painting — photos + invoice |
| R12 | HWS overflow discharging against the wall | P2 | no owner | Dean redirects — Form 4 / invoice |
| R13 | 250 L electric HWS from 2016 — end of service life | P2 | no owner D44 | Replace (~$2k) or disclose — invoice / note |
| R14 | Gutters, valleys, taped vent cap, trees over the roof | Rei · P0 + P11 | partial | Roof + gutter done; vent cap; pruning — invoices + photos of penetrations |
| R15 | Front drainage does not run off | P12 | no owner | Fall in the front landscaping — Joana's drawing + photos |
| R16 | Weep holes rendered over; rust at the corners | P4 + P8 | no owner | Open weep holes; renderer before painting — invoice + photos |
| R17 | Inspection zone bridged: deck, pool filter, foliage; porch covers weep holes | P9 + P10 + P11 | partial | Deck with ≥ 75 mm clearance; filter moved; pruning — photos with the clearance measured |
| R18 | Timber in ground contact; stumps | P11 + P12 | no owner | 75 mm clearance or resistant material; stumps removed — photos |
| R19 | Fence with rot, leaning, termites | P11 | no owner +$3–6k not budgeted | Affected sections replaced (termite remediation, not cosmetic) — invoice + Bang report |
| R20 | Pool filter enclosure against the house, rotting | P10 | no owner | Demolish and rebuild clear of the wall (the corner takes the AC condensers) — photos |
| R21 | Front entry deck low, weathered, covers weep holes | P12 | no owner | Rebuild with clearance or replace with non-timber access — photos |
| R22 | Rotten door sills and architraves | P4 | no owner | Replace within the doors package — invoice |
| R23 | Deteriorated floating floors; carpets | Jean · P4 | in progress quoted | New hybrid flooring, existing removed (D15) — invoice + warranty |
| R24 | Delaminating doors; sticking robes and bifolds | Jean · P4 + P13 | in progress | LMN + Hamilton milestone 6 (do not pay twice) — invoices |
| R25 | Plasterboard and paint incomplete, loose skirtings, cracks | Jean · P8 | in progress | Javier + carpenter; photograph cracks before painting — before/after photos |
| R26 | Bathrooms: seat, damp vanity, cracked basin | Jean · P5 + P6 | in progress | Two new bathrooms — waterproofing Form 16 + Form 4 (Form 16 missing) |
| R27 | Benchtop, shelf and laundry bench loose | Jean · P4 | in progress | Kitchen (BDW); laundry scope to decide — invoices, or disclose |
Counts from the owner doc (22 Sep): 8 in progress · 4 partial · 15 no owner. R2 counts as "in progress" (scope and quotes on the 94 m² drawing under way).
Deck — like-for-like, no BA
- One party responsible for the structureRPEQ engineer (Form 15) for posts and footings + QBCC-licensed carpenter with Home Warranty Insurance, invoice reading "repair like-for-like". A hybrid (structure by one, boards by another) splits the responsibility that keeps "no BA" defensible in front of the buyer's B&P and the HWI search by address. Joana draws (levels, glass line, clearance); the engineer and the licensed carpenter are the ones who warrant it.Rei · Rod
- Deck outside the pool barrier (D40)Confirmed on DECKING PLAN v2: glass line between the main deck and the 16.30 m² strip. Barrier height measured from the deck surface (≥ 1,200 mm), 900 mm non-climbable zone, gaps ≤ 100 mm; spigots on a deck need blocking in the framing — on the drawing before the carpenter starts.Rod · Joana · 2 Oct
- Sewer pump firstThe granny-flat sewer pump (bought) is installed and tested before any boards go down. Form 4 from the plumber.Rei · before boards
- Area to confirmDECKING PLAN v2 (24 Sep): 86.55 m² main + 16.30 m² wedge beside the pool + 15.53 lm glass fence. Whether the 16.30 m² sits inside or outside the 86.55 m² changes any per-m² quote by ~19% (102.85 m² if outside). The orange section by the house has no legend. Question with Rei.Rei · today
The quotes (94 m² unless stated)
| Supplier | Scope | Price | Formality |
|---|---|---|---|
| John's brother (JW) | Boards only; "repair existing frame as required" — no items, no allowance | ~$12.5k | Verbal; quote in "Reinaldo"; no ABN, GST or QBCC number yet; 80% paid before finish |
| Braso | To be confirmed on the v2 drawing | $24k | To be confirmed |
| Bela Vista (QU-0007) | Boards + structure: 8–10 rotten posts replaced with new footings and stirrups, hangers, levelling, grout under the living-room door; 7 m² extension (to drop) | $28,879 incl. GST | ABN, GST; issued to Thrive Proptech (should be the trustee); QBCC number not shown; 50% at completion; expired 9 Sep, to revalidate |
Site visit, 24 Sep (John's brother)
The deck is out of level (high near the granny flat, low near the pool); rot near the pool and along the living-room front; the substructure was poorly built (posts, timbers, brackets). He will bring his boss to re-quote, reusing as much as possible. This matches March: the problem is the substructure, not the boards — new boards over untreated posts hand the buyer the same finding with a fresh surface. Cash side of the package at Cash · P9 (22 Sep); the glass fence carries a $4k reserve in the EAC (delta W39 · 24 Sep). Drawings at Drawings · latest; zones at Site plan.
Compliance calendar
Dated events in order. Also in the site calendar Obra · 16 Springvale.
- Council building records search ordered (D24)Lot 16 RP224196 — BAs, Form 21s, notices, poolRei · W39
- Apex in writing: fee, deliverable, timeframe, minimum submission, Rei's drawings+ second certifier quoteRei · Fri 26 Sep
- Partners' meeting G6 — deck decision with ≥ 2 quotes on the same drawingWed 30 Sep · 6 pm AEST
- Deck start — only if the four conditions holdRei · 1 Oct
- RPEQ engineer booked — single visit, Form 15 (fire wall · truss · deck)Rei · by 2 Oct
- Joana's drawing — north corner + façade (deck × fence line before framing)Rod · 2 Oct
- PSC — Form 23 on the temporary fence (Plan A) or Form 26 (Plan B) zero floatRod · Wed 8 Oct
- Form 16 on the fire-rated wall before plasterboard (Hamilton milestone 5) zero floatRei · Fri 9 Oct
- BA lodged with Apex (Rei's drawings + Form 15)Rei · W41
- Coping + pool surrounds; deck structure (window 12–23 Oct)Rod · 12 Oct
- G7 checkpoint — actual vs allocated per packageFri 23 Oct
- Glass pool fence installed (window 9–13 Nov)Rod · 9 Nov
- Definitive Form 23 on the glass barrierRod · 16 Nov
- Practical completion (G8)4 Dec (Workfronts)
- Form 21 — all Form 16s + BAApex · 11 Dec
- Pre-sale building & pest (D43)Rei · 14–16 Dec
- Photos17–18 Dec
- Form 2 pack with the solicitorProposal: pull to November with the second Form 23Marcos · Dec
- Listing — Form 2 ready12–14 Jan (Workfronts)
Decisions that govern this page
- D24 — Converted garageCouncil building records search is the first action — the March B&P already recommended it. If no BA exists: retrospective BA inside Apex's process (costs as a new BA plus any subfloor engineering, not budgeted); if a BA exists without Form 21: a certifier closes it.Rei · this week
- D40 — Deck outside the pool barrierLike-for-like restoration of the 94 m² (sub-package 9A), no BA; one party responsible for the structure; glass between deck and coping, 900 mm non-climbable zone, blocking for spigots in the framing. Confirmed on DECKING PLAN v2 (24 Sep).G5
- D41 — Fire-damaged roof truss beside the chimneyStructural repair with Form 15/16 within P1; fireplace decommissioned and disclosed (cheaper) or chimney diverted. Not in the WBS; $1–3k not budgeted.G5
- D42 — Compliant smoke alarms for salePhotoelectric, interconnected, every bedroom and hallway, house and granny flat, inside the AC electrical scope with a CoTC; declared on Form 24. Without it the buyer is entitled to 0.15% of the price at settlement (~$2.5k at $1.7M). $0.6–1.5k.G5
- D43 — Closing rule + pre-sale B&PEach of the 27 lines closes as remediated, superseded by the works or disclosed, with evidence in the Remediação folder; pre-sale building & pest 14–16 Dec (~$700–900, P15) before listing.G5
- D44 — 250 L electric HWS from 2016"End of service life" in the B&P becomes a contract condition: replace (~$2k, P2, recommended) or disclose.G5
- D45 — compliance sideNo full working drawings; Rei prepares the technical drawings the certifier asked for (date to be fixed); Apex certifies the granny flat and resolves the fire-rated wall; the four obligations that remain are Apex's written minimum submission, the RPEQ single visit with Form 15, Joana's north-corner and façade drawing, and the D24 search. Agreed 21 Sep by Rei and Rod, clarified and ratified at G5 on 23 Sep (Rod absent); not yet recorded in the group or the minutes.Workfronts · G5
Reinforced alongside: D27 (PSC is our legal obligation, 8 Oct, no extension, independent of the pool renovation) and D33 (documentary debt below). Rules proposed on 22 Sep for G5: no plasterboard without Apex in writing · second certifier quote now · PSC A or B by total cost · one structural party on the deck · Form 2 pack in November.
Documentary debt
What the file still owes (D33). Rule G4: no new milestone is paid without the previous milestone's document. Evidence lives in the Drive deal folder.
- Hamilton contract re-papered in the trustee's name (currently "Reinaldo") + QBCC licence + Home Warranty Insurance certificateD22/D23 · balance $15,050 (Cash · 22 Sep) still to be paid against milestonesMarcos (contract) · Jean (evidence)
- Form 4s from Dean — kitchen, ensuite, deck → sewer, granny-flat sewer pump when connectedJean · continuous
- CoTC for the solar panel removal; CoTC for every electrical job to come (alarms, AC, condensers)Jean · continuous
- Waterproofing — AS 3740 certificate + Form 16 / Form 43 for milestone 4 (paid, $5,745)Jean · before milestone 5
- Bang termite report, AS 3660 recommissioning, durable notice at the meter box, re-inspection booked (14–21 days)Rei · 2 weeks
- Roof — invoice plus dated photos of the sealed solar penetrationsJean · pending
- Deck — dated photos of the substructure before and after; 75 mm clearance measured; invoice "repair like-for-like" in the trustee's name with QBCC number and HWI policyJean · with the works
- Quotes in the trustee's name — JW (issued to "Reinaldo"), Bela Vista (issued to Thrive Proptech)Rei · before G6
- Javier — invoices for demolition and painting (verbal contract, $11,050 paid)See Cash · audit (22 Sep)Jean
- Vendor's answer on the replaced timbers at the rear of the garage (B&P #57) — into the council searchno owner