16 Springvale St · Thrive One Trust Data as at 6 Nov 2026 · schedule v6.1 · statement to 4 Nov · WBS v2 21 Sep

Workfronts

Every work package by stage, the critical path with its blockers and owners, and the decisions that govern the works.

1. This week's priorities — W45–W46 (6–13 Nov)

From schedule v6.1 (6 Nov): the CBA statement to 4 Nov, Hamilton invoice 700h and the partners' group to 6 Nov (187 messages, 36 photos, 3 voice notes). The 4 Nov meeting happened at the pub without Marcos and is not minuted in the group — nothing from it is on this page until it is. Owners by workfront: compliance Rei · north corner Rod · interior and field trades Jean · integration, cash and contracts Marcos. Next gate: Wed 11 Nov, 6:30 pm AEST.

AC damage — make-good or credit in writing before any payment (D61) — the crew broke the living ceiling around the return-air grille, opened the ensuite ceiling for the duct and removed an ensuite wall sheet (photos 3 Nov). Options in order: 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, itemised separately, credited against the invoice. Licence numbers (ARCtick + electrical) and the CoTC for the new circuit come with the invoice.Rei · Fri 6 Nov before paying
Plaster / cornice / patch — one trade, one scope, priced (D55) — the DIY cornice removal failed (Jean, 24 Oct). Scope: (a) AC repairs, chargeable to the installer; (b) ensuite extra tile row + cornice detail; (c) kitchen zone patching + 90 mm cornice; (d) living cornice removal; (e) stained ceiling sheets to replace before paint — six to eight brown rings photographed 6 Nov (R11). The trade who was on site 3 Nov is the candidate: name, ABN, price per item, in the trustee's name. Closed before the floor on 12 Nov.Rod · Jean · priced Mon 9, done Wed 11 Nov zero float
Certifier engaged (D50) — three weeks without a name. Engagement in the trustee's name by Wed 11 Nov with the day-1 pack: Drew's photos of the fire-rated wall before lining (D60), board spec and fixings, Drew's statement, the council extract (D24), and the AC penetrations through ceilings and the granny's fire separation (fire collars, sealing). Back-solved: engaged 11 Nov → BA ~9 Dec → Form 21 mid/late January (band B) unless the works finish by ~15 Dec.Rei · Wed 11 Nov zero float
Fence and gate line → PSC inspector booked — the gate position decided on Saturday fixes the glass panel count, whether a step to the pool is needed (apparently not) and the inspection date (~20 Nov). Deck outside the fenced area (D40). Statutory PSC date (8 Oct) is 29 days behind us: Form 23 on the new barrier, or a Form 26 now.Rod · Sat 7 Nov overdue
Equalising call 3 — $31,500 to $130,000 each — Marcos 15,000 · Rei 9,000 · Jean 5,000 · Rod 2,500; receipts in the group. Balance $27,065 on 4 Nov against ~$40–50k due in two weeks (AC, Hamilton, deck final, flooring balance, plaster, Pepper 16 Nov, fence). Call 4 ~$20k each on ~1 Dec. Calls on Cashall four · Fri 6 Nov now
Switchboard (D62) and the main-switch repair — the house lost power 3–4 Nov; João found a loose cable at the main switch and fixed it; the AC's electrician confirmed the board needs an upgrade (old HPM RCD, taped cable). Certificate of Test for the repair; João's quote for the upgrade; both go to the compliance register (a buyer's inspector photographs that board).Jean · Rei · quote this week
Deck final 20% only against the evidence pack (D51) — deck complete 3 Nov; dated photos of posts, stirrups and joists before boards, the 75 mm gap, list of replaced members, invoice with ABN. If already paid, collect the pack anyway — it is the R2 evidence for the buyer's B&P.Rei · this week
Fence (D56a) — B&B Fencing $5,500 (quote 3617, full replacement of the right-side and rear fence, 43 lm, hardwood posts, two gates, ABN) vs the Chinese contractor's $4,200 repair. The line had active termites (R19): replacement is the remediation. Quote re-issued to the trustee before contracting.Rei · Rod · Wed 11 Nov

Three fixed points in four days next week

Plaster closed Wed 11 Nov · certifier engaged Wed 11 Nov · flooring Thu 12 Nov (floor protected; painting 16 Nov → 4 Dec after it). Kitchen carcasses are in (5–6 Nov, benchtop to come); the AC is in; the deck is done. Practical completion moves 4 Dec → 11 Dec.

2. Minimum scope sheets — what the trade delivers and we check

Rule from the partners' group, 24 Sep: every finding from a site visit becomes a line of the minimum scope the trade we hire must execute — and we check it at QA. Every quote prices every line; a quote that skips a line enters as indicative. This is the exit test of stage 1 · Solution. Numbers are indicative, Gold Coast market, until two written quotes sit on the same sheet.

The deck is a substructure job, not a board job

Deck-Pro's visit on 24 Sep confirms what the March B&P already flagged: out of level, rot by the pool and in front of the living, posts, bearers and brackets to redo. Boards-only prices (~$180/m²) no longer buy the scope — planning number for P9 is $22–27k against a $20,000 allocation (Cash · 21 Sep).

P9 · Deck — sheet v1 (24 Sep)

Sources: pre-purchase B&P 26 Mar (R2, unsafe deck) · Deck-Pro site visit 24 Sep (Dean, measured on site) · DECKING PLAN v2 (Rei, 24 Sep) · G5 conditions 23 Sep.

#	Minimum scope line	Why	How we check
1 · Level	One plane across the whole deck — today it is high by the granny flat and low by the pool; tolerance written in the quote	Deck-Pro 24 Sep; visible over a large area and in the buyer's inspection	Level readings per bay, dated photos
2 · Rot	Replace every rotten post, bearer and joist — by the pool and in front of the living as a minimum	Deck-Pro 24 Sep · B&P R2	Count of members replaced on the invoice; before/after photos
3 · Connections	Posts on galvanised stirrups and footings (no timber in soil or concrete); galvanised brackets and joist hangers; treated timber to the right hazard class	Deck-Pro: "posts, timbers, brackets poorly built" · WBS v2 9A	Photo of every post base; treatment tags
4 · Clearances	≥75 mm from walls and ground, subfloor ventilated, weep holes free	B&P · termite checklist (P1)	Tape-measure photos
5 · Boards	Reuse sound boards where the new frame allows; new Merbau 140×19 (or composite) elsewhere; stainless fixings; one finish across old and new	Our brief to Deck-Pro: reuse as much as possible	Boards reused vs new on the invoice
6 · Glass fence	Blocking for the spigots along the 15.53 lm fence line; deck stays outside the pool barrier	DECKING PLAN v2 · D40	Blocking named in the engineer's Form 15
7 · Sequence	Granny-flat sewer pump installed and tested and Dean's trench closed before boards go down	23 Sep · D33	Form 4 + photo
8 · Sign-off	One party responsible for the structure: RPEQ Form 15 + QBCC carpenter with HWI; quote in the name of ThriveCo One ATF Thrive One Trust; payment by physical milestone	G5 conditions for the 1 Oct start	Documents filed by R#
9 · Boundary	86.55 m² priced as the base; the 16.30 m² pool-side strip as a separate option line	DECKING PLAN v2 (strip inside or outside still open)	Two lines in every quote

P9 budget read	86.55 m²	+ 16.30 m² strip	What it buys
Boards over the existing frame (~$180/m², JW)	~$15.6k	+$2.9k	Lines 5 only — fails lines 1–4 and 8
Hamilton structure + boards (package dossier, option B)	~$22.1k	to quote	Lines 1–9, QBCC + HWI already on site
Full rebuild benchmark (Bela Vista ≈ $307/m² incl. GST)	~$26.6k	+$5.0k	Lines 1–9; quote expired 9 Sep, excludes certification
Planning number until quotes	$22–27k	ratio 2.0× first	+$2–7k over the $20,000 allocation (Cash · 21 Sep)

Who quotes the sheet (24 Sep): Deck-Pro (Dean) — visited in the morning, measured, returns with his boss to re-quote · JW (John's brother) — site visit 4:30 pm with his manager/designer · Hamilton — structure variation to request · Bela Vista — revalidate at 86.55 m². Two of them on this sheet is enough to decide.

P10 · Pool surrounds and coping — sheet v1

Measure first: m² of slab around the pool and lm of coping — the two numbers every price below multiplies. Nobody has them yet.
One tape and a photo on the next site visitJean · 26 Sep missing number
Preparation by a specialist, not by the resurfacer: lift the slab (foam), close the gap between slab and pool edge, diamond-grind the cracks
Resurfacing co. 1 on site 22 Sep: prep is ours to arrangeto quote separately
Finish rates (resurfacing co. 2, 23 Sep): plain $100/m² · blended $200/m² · white $250/m² · polish $750 on top (unit to confirm)
Coping reference: Top Team $160/lm incl. GST, no submerged workvisit Thu 25 Sep
What the $5,000 surrounds reserve covers: ~50 m² plain or ~20–25 m² blended/white, before preparation — measure decides whether it holds
EAC 21 Sepcheck
Deck or concrete around the whole pool? With a rebuilt structure at ~$250–300/m², decking costs more than resurfacing at $100–250/m² plus prep — concrete is the default; decking only on the 16.30 m² strip if the 2.0× ratio passes
Jean's question, 23 SepG6
Lines every quote carries: fall away from the pool · no warranty around pools is usual (expect 4–5 years) — priced knowing we sell · sequence: Dean's trench → coping + surrounds → deck structure → glassstage 2 test

AC (D9) · Backyard (P11)

AC sheet: new ducted vs keep-and-report (both numbers) · where the condensers go and whether a new circuit is needed · zones and kW · removal of the old system · CoTC · quote in the trustee's name
On site: Paradise 13 Sep · Definitive 24 Sep 11 am · third company 24 Sep 2 pm · JN1519 proposal (22 Sep) value still to be read · first numbers 25 Sep (below)Jean · decision 2 Oct · $15,000 in the EAC
AC update · 25 Sep — numbers on the table and the trade-off for the 2 Oct decision
Quotes: about $20k (all-new system; Rei has asked the supplier for a smaller unit and a different brand) · about $11k (Jean's second company; new or repair still to confirm) · third company's number awaited · JN1519 value still to be read. Against the $15k allowance that is +$5k / −$4k: the EAC moves from $356k (IPO 0.76) to about $361k (0.75) or $352k (0.77).
Options: A new ducted, full spec · B new ducted, reduced size and brand · C keep, repair and report · D split systems in the key rooms (to test). We compare them on: passing the buyer's B&P and building inspection (Paradise, 18 Sep: it would not pass) · real duct condition and the condenser label (R22?) — a 20–30 year old system, ducts likely leaking (Jean) · cost against the 2.0× package ratio — AC is a licence to sell rather than an uplift, so Marcos proposed booking it as a first selling cost, for the partners to confirm · timing: ducts 12–23 Oct, before interior finishes.
Next steps: Jean and Rei confirm each quote's scope on this sheet · Jean asks the repair supplier for a written duct inspection and puts all three quotes in one table · Rod checks option B technically · Marcos reads JN1519 and builds the A–D matrix before the decision · Marcos sets the framing and a cap for the package.Jean · Rod · Marcos · decision 2 Oct 3 quotes → decision
Backyard by reverse engineering: start from the reference photo Rei posted on 24 Sep and list backwards what it takes — e.g. remove the water feature, level the ground, 10 small palms, 30 m² of turf, labour — each line with quantity × unit rate, then check it against the $12,000 allocation. Joana validates the list, trades quote it
Marcos, 24 SepRod · Joana · with the 2 Oct drawing

3. Critical path to the listing (12–14 Jan)

Twelve steps in dependency order. Each step names what must be done first, what is missing today, who owns it and the window. Windows come from the program v2; statutory dates from Compliance.

Apex written scope zero float

Package
P14 Design & approvals
Needs first
Council building records search (D24) — Apex does not start without it; use declared as "family accommodation" in writing (D32)
Blocker today
No written position: fee, deliverable, timing, what "granny flat only" covers, whether Rei's drawings are accepted (D45). Second certifier quote not yet requested
Owner
Rei
Window
Fri 26 Sep
RPEQ engineer — single visit, Form 15 zero float

Package
P14 · P1 (roof truss D41) · P4 (fire-rated wall) · P9 (deck substructure)
Needs first
Apex scope (what must be certified) · Rei's technical drawings with a fixed date
Blocker today
Visit not booked; date for Rei's drawings still "to be fixed"
Owner
Rei
Window
by 2 Oct (W40)
Fire-rated wall closed with Form 16 before plasterboard zero float

Package
P4 / P13 (Hamilton milestone 5)
Needs first
Form 15 (step 2) · Hamilton variation for ensuite + fire wall in writing, in the trustee's name (D39)
Blocker today
Variation still verbal; milestone 4 (waterproofing) paid without AS 3740 + Form 16 — collect before releasing milestone 5. Rule: no plasterboard on the granny flat without Apex's written position
Owner
Rei (+ Jean for the evidence)
Window
Fri 9 Oct (Compliance · 23 Sep)
BA lodged W41

Package
P14
Needs first
D24 result · drawings accepted · Form 15
Blocker today
Steps 1–2. If Apex requires full working drawings, the $7.5k comes back into P14
Owner
Rei
Window
5–9 Oct → stage Form 16s W42
Granny flat interior — Hamilton milestones 5–9 HWI to confirm

Package
P13 (+ P6 ensuite rough-in 28 Sep–9 Oct)
Needs first
Step 3 (plasterboard closes 9 Oct)
Blocker today
HWI and level 2 contract to confirm; evidence before each milestone payment; balance $15,050 (Cash · 23 Sep)
Owner
Rei
Window
9 Oct → doors/robes W42 → granny BWC done 20 Nov
PSC Plan A — Form 23 on a temporary fence statutory

Package
P10 · P15
Needs first
Plan A vs B decided by total cost (G5, Rod absent) · Form 2 / Form 36 pack from the solicitor (start of the 90 days)
Blocker today
Inspector not confirmed, temporary fence not up; the pool has no barrier today
Owner
Rod
Window
before Wed 8 Oct · ~$1.3–1.6k for two Form 23s (Compliance · 23 Sep)
Deck structure and boards conditional start

Package
P9 (north corner)
Needs first
Granny-flat sewer pump (bought) installed and tested · Dean's trench (W40) · scope drawing 2 Oct (DECKING PLAN v2: 86.55 m² + 16.30 m² beside the pool + 15.53 lm glass fence) · both suppliers quote the same drawing
Blocker today
24 Sep visit (Deck-Pro, Dean): deck out of level, rot near the pool and living front, substructure poorly built — his boss returns to re-quote. No quote yet in the trustee's name with ABN/QBCC; who signs the structure (Form 15 + QBCC carpenter with HWI) still open. Quotes so far: JW ~$12.5k boards-only · Braso $24k · Bela Vista $28,879 incl. GST — Compliance (24 Sep)
Owner
Rei (trades) · Rod + Joana (drawing)
Window
1 Oct only if the four conditions; otherwise G7. Structure 12–23 Oct · boards 26 Oct–6 Nov · allocation $20,000 (Cash · 21 Sep)
Coping, pool surrounds and resurfacing zero float

Package
P10
Needs first
Joana's north-corner drawing (2 Oct) · Dean's trench (W40)
Blocker today
Joana has no written date; quotes without a drawing (Top Team $160/lm coping, no submerged work; resurfacing co. 2 visit Thu 24 Sep — the only one that fits October; "concrete" quote 24 Sep with no written scope). Pool scope document in three parts still owed
Owner
Rod (Jean runs the quotes)
Window
coping 12–23 Oct · resurfacing 26 Oct–6 Nov
Frameless glass fence → definitive PSC zero float

Package
P10 · P15
Needs first
Coping and deck finished (deck outside the barrier, spigots blocked into the deck framing — D40)
Blocker today
15.53 lm not yet quoted; removed glass panels not counted (decides whether the $4k reserve holds)
Owner
Rod
Window
fence 9–13 Nov · second Form 23 Mon 16 Nov
Interior finish — plasterboard → AC → painting → flooring → kitchen → fit-off 2 weeks float

Package
P4 · P8 · P5 · P7 · P3 · AC
Needs first
Plasterboard 9 Oct · AC decision 2 Oct (D9) · flooring removal decided (D15) · written finish specs before quoting (P5, P7)
Blocker today
AC number; Javier's verbal contract to writing (~5 Oct); kitchen/flooring/doors reconciled against Hamilton milestone 6
Owner
Jean
Window
painting 12 Oct–6 Nov · AC ducts 12–23 Oct · flooring 2–13 Nov · kitchen 9–20 Nov · fit-off + alarms + CoTC 23 Nov–4 Dec
Practical completion → Form 21 zero float

Package
all · P14
Needs first
Steps 4–10 · 27 R# lines closed with evidence (R-matrix: 8 in progress · 4 partial · 15 no owner, 21 Sep)
Blocker today
15 R# lines without an owner
Owner
Rei (site) · Marcos (integration) · all four at G8
Window
PC Fri 4 Dec (G8: reserve price, agent) · Form 21 Fri 11 Dec
Pre-sale B&P → photos → Form 2 pack → listing sale

Package
P15 Sales pack
Needs first
Form 21 · Form 23 · Form 24 · HWI / Form 4 / CoTC filed
Blocker today
Agent window R1 (Greg, Ju, Emma on site) not scheduled; Form 2/36 pack from the purchase not in the file
Owner
Jean · Marcos
Window
B&P 14–16 Dec · photos 17–18 Dec · Form 2 pack 21 Dec–8 Jan · listing 12–14 Jan · settlement Mar 2027

Everything else can flex: P0 demolition (closed) · roof restoration (done; photos of sealed penetrations) · solar removal 29 Sep · P1 Bang report and invasive inspection of the master (must close before the floor, has float) · P5 BWC 1 and P7 built-ins (specs before quoting, G7) · P11 backyard landscaping and fences (after PSC, 16 Nov–4 Dec) · P12 front yard & carpark (23 Nov–4 Dec) · P3 electrical fit-off (follows the AC) · second certifier quote · agents' visits R1.

4. Board — packages by stage

Snapshot of 6 Nov (schedule v6.1). Each card says what the owner does this week and the evidence that moves it. Allocations per package in Cash; north-corner packages on the Site Plan. No package skips a stage; a stage moves only with its evidence.

1 · Solution7 packages

P14 · Certifier & approvals (D50)

Rei · new private certifier: name, fee, scope · day-1 pack (fire-wall photos D60, AC penetrations, D24 extract) · evidence: engagement letter in the trustee's name · Wed 11 Nov

silent 3 weeks

P11 · Backyard landscaping

Rod · after the barrier and PSC; termite-affected timber out (R18/R19) · 23 Nov–4 Dec

after PSC

P12 · Front yard & carpark

Rod · front deck re-boarded (3 Nov) · façade/drainage in Joana's scope · 30 Nov–4 Dec

scope to confirm

P1 · Termite, timber & structure (D41)

Rei · Bang written report still missing · truss D41 with the RPEQ Form 15 · evidence: report + AS 3660 certificate

no report

P2 · HWS 2016 (D44) · overflow

Rei · replace (~$2k) or declare · decide at the 11 Nov gate

decision

P3 · Switchboard upgrade (D62)

Jean · loose main-switch cable fixed 4 Nov (CoTC) · João quotes the upgrade · evidence: CoTC + quote · this week

new 5 Nov

P15 · Sales pack · agents (R1–R3)

Marcos · three agents on site before D49 (18 Nov) · Form 2/36 pack · vendor B&P 15–16 Dec

R1 open

2 · Quotes6 packages

P4/P8 · Plaster, cornice, patching (D55)

Rod · Jean · one scope sheet (AC repairs itemised, ensuite, kitchen zone, living cornice, stained ceiling) · the trade on site 3 Nov · evidence: priced sheet, ABN, trustee's name · Mon 9 Nov

zero float

P8 · Interior painting (D54)

Jean · Javier $5k · Drew's painter $7.5k · Chinese $14k · one pending · cap $7–7.5k on one scope sheet · all-four decision · 11 Nov

undecided 15 days

P11 · Fence (D56a)

Rei · Rod · B&B $5,500 full replacement (ABN, to "Reinaldo" — re-issue) vs $4,200 repair · termite remediation R19 · 11 Nov

two quotes

P10 · Coping, surrounds, glass barrier (D52)

Rod · still no quote; interior about to go in — sequence or protect · gate line Sat 7 Nov → panel count · evidence: two quotes on one sheet

no quote

P5 · Bathroom 1

Jean · fittings bought ($4.6k, provisional) · written finish spec + 2 quotes for the labour · window 23–27 Nov

no spec

P4 · Internal doors (D59)

Rod · re-glue + paint test ("the doors are all fine", 24 Oct) · buy only if the test fails ($800–1,500)

confirm result

3 · Contract3 packages

P4 · Flooring

Rei · deposit paid (WZ Vision $2,123) · install Thu 12 Nov with floor protection · balance against the invoice in the trustee's name

booked

P10 · Pool interior — Matias

Rod · $2k deposit · shell ground (26 Oct–2 Nov) · contract, licence class, prep sheet, warranty and the application date still to file · pipes/roots before refill

no contract on file

AC (D9 → D61)

Rei · installed 2–3 Nov (ducted + granny split) · invoice pending · make-good or credit in writing first · ARCtick + CoTC with the invoice

damage

4 · Execution5 packages

P13 · Granny flat — Hamilton

Rei · 8 of 9 milestones paid (700h, 30 Oct) · remaining $7,950: plaster 1,500 (after the certifier's view) · bathroom 2,000 · robe doors 1,750 (scope?) · completion 2,700 · $2,295 ledger gap to reconcile

evidence per milestone

P4 · Kitchen — BDW

Rei · carcasses installed 5–6 Nov (main, granny kitchenette, laundry) · benchtop template + splashback dates to confirm · paid $24,286

carcasses in

P3 · Electrical — João

Jean · rough-in since 17 Oct · written scope (RCDs, alarms D42, pump supply, AC circuits, sub-meter D53) · CoTC per job · paid $2,445

scope in writing

P2 · Pump station — Dean

Rei · Jean · pits flooded again, pumped 5 Nov · Dean installs this week; pump out the day before · Form 4

this week

P10 · Pool shell

Rod · old interior stripped and ground ("Cico", 2 Nov) · interior next · coping/barrier sequence open

prep done

5 · QA & evidence6 packages

P9 · Deck — OZ (D51)

Rei · complete 3 Nov · evidence pack (posts, stirrups, joists, 75 mm gap, ABN) before the final 20% (~$4,180) · R2 for the buyer's B&P

pack missing

P7 · Robe doors (D58)

Rod · IKEA doors fitted DIY 2 Nov ($1,347) · tell Drew what the granny "robe door" milestone still covers

done

P4 · Glass R8 (D57)

Jean · two panes fitted 2 Nov ($400, Marketplace glazier) · AS 1288 Grade A evidence, or R8 closes as declared

spec?

P6 · Ensuite tiling — Kijun Sung

Jean · $4,200 paid 25 Oct · invoice with ABN + QBCC tiling licence (licensed above $3,300) · extra tile row + cornice detail photographed before Hamilton's bathroom milestone

licence?

Fire-rated wall (D60) · AC penetrations

Rei · lining already up · photos before lining, board spec, Drew's statement · AC ducts through ceilings: fire collars/sealing to show the certifier

retrospective

Ceiling stains (R11)

Rod · six to eight brown rings in the living/kitchen ceiling (6 Nov) · roof restored in Sep — test after rain · stain-block or replace sheets before paint

new 6 Nov

6 · Final payment4 packages

P0 · Demolition / skip bins / trees

Rei · closed · $9,580 (Cash) · demolition photos filed? (R2, R3)

closed

Roof restoration + gutters

Rei · closed · $3,618 · photos of the sealed solar penetrations still owed

closed

P4 · Kitchen supply · appliances

Rei · BDW orders + installation + Appliances Online paid 8–20 Oct · delivered and installed

paid

Acquisition · Apex engagement

Marcos · all-in in The Deal · Apex $695 (8 Sep) · close-out letter still owed

closed

5. Open items with an owner

One list, one line per item, one owner, one date. 32 open items on 23 Sep; 12 on the critical path. Sources: the 21 Sep review, the partners' group (23 Sep) and the state-of-play doc §6. "Closes with" is the evidence that removes the line.

On the critical path

Council building records search — BA and Form 21 of the garage conversion (D24). Closes with: search result filed.Rei · due 25 Sep critical
Apex in writing: fee, deliverable, timing, what "granny flat only" covers (fire wall, truss, retro) and whether it accepts Rei's drawings. Closes with: Apex letter or email.Rei · asked 21 Sep · due Fri 26 Sep critical
Rei's date for the technical drawings (D45) + reply to Jean on the two drafting quotes (there will be none). Closes with: a date in the group.Rei · asked 8 Sep · G5 critical
Hamilton variation — ensuite demolition (D39) + fire-rated wall, in writing, in the trustee's name; fibre cement checked first. Closes with: signed variation.Rei · due 25 Sep critical
RPEQ engineer booked — fire wall + truss (D41) + deck substructure, one Form 15 each (answers "who signs the deck"). Closes with: booking date.Rei · asked 21 Sep · due 2 Oct critical
Deck 1 Oct: quote in the trustee's name + ABN/QBCC + visitable reference + who signs the structure; Hamilton quotes the structure; both at the same drawing. 24 Sep: Deck-Pro's boss re-quotes; JW visits 4:30 pm. Closes with: two quotes on the minimum scope sheet + DECKING PLAN v2.Rei · asked 23 Sep · due 26 Sep critical
PSC: pool safety inspector consulted; temporary fence (Plan A) or decision for Plan B — statutory 8 Oct. Closes with: inspection booked.Rod · due 25 Sep critical
Decking scope with a plan — zones 9A / 9B1 / 9B2, as-built, level vs coping, glass line, condensers, filter; deck outside the barrier (D40). DECKING PLAN v2 (24 Sep) answers the glass line; open: are the 16.30 m² inside the 86.55 m²? what is the orange section? Closes with: Rei's answer + Joana's overlay.Rod · Rei · due 2 Oct critical
Joana: written date for the drawing (north corner + façade + carpark, D36); scope in writing before drawing. Plan B: Marcos + Claude draw from PLANS.pdf and Joana validates. Closes with: a date.Rod · asked 21 Sep · due 25 Sep critical
Resurfacing co. 2 (visit Thu 24 Sep, works in October) with scope; Top Team / Showtime with photos and lm — quotes in the trustee's name. Closes with: quotes on one scope.Rod · due 30 Sep G6
Documentary debt: Form 16 waterproofing (Drew), Form 4 (Dean), CoTC (solar), HWI (Hamilton) — evidence-before-payment rule. Closes with: documents filed by R#.Jean · due 2 Oct critical
Pool scope document in three parts (promised 22 Sep) + one-page deck comparison. Closes with: both posted in the group.Marcos · asked 22 Sep · due 25 Sep open

Added 24 Sep, not in the 32: Jean's first deck quote came from Deck-Pro (Dean) — answered 24 Sep · "concrete" quote — is it the pool surrounds, what scope was given (Jean/Rod, today) · removed glass panels counted and measured (Jean, 25 Sep) · JN1519 value read from the PDF (Marcos, before G6).

Other open items (20)

Second certifier quote (Plan B for Apex). Closes with: quote received.Rei · due 2 Oct G6
Bang report: treatment, warranty, re-inspection; invasive inspection of the master before the floor closes. Closes with: report filed.Rei · due 2 Oct open
$6,200 of carpentry in Rei's spreadsheet with no match in the bank statement (one ledger, D37 — Cash). Closes with: invoice or reclassification.Rei · due 24 Sep open
Renderer or timber reveal on the granny-flat window (Drew, 18 Sep) · roofer: when back with the tiles · solar removal 29 Sep confirmed. Closes with: three answers in the group.Rei · asked 18 Sep · due 25 Sep no reply
Flooring: who removes the existing floor (Flooring Focus, D15). Closes with: decision minuted.Rei · G5 open
$10k deposit from the reactive call of 17 Sep — not seen in the statement. Closes with: bank entry.Rod · asked 17 Sep · due 24 Sep open
Pool roles while Rod is away: Jean runs quotes · Rod validates, selects and does QA.Rod · Jean · 22 Sep fixed
AC: three quotes on one scope (about $20k, about $11k, third to come) plus the JN1519 value; condenser label (R22?); written duct inspection from the repair supplier. Closes with: options A–D table in the group.Jean · due 2 Oct G6
Photos: sealed solar penetrations, ensuite before demolition, state of the master; Remediation folder on Drive by R#. Closes with: folder populated.Jean · due 26 Sep open
Consolidated list of quotes and committed contracts (spreadsheet). Closes with: sheet shared.Jean · asked 17 Sep · G5 no reply
Orphans: who replaces the cornices · chippie for internal/entry doors · Deckseal for sealing only. Closes with: a name per item.Jean · asked 11–14 Sep · due 2 Oct no owner until G6
Agent window R1: Greg, Ju and Emma visit the site (decision of 30 Jul: nobody signs until ~4 weeks before listing). Closes with: three visits booked.Jean · asked 21 Sep · due 25 Sep no reply
Notify the insurer of the renovation (policy covers $75k, licensed trades only) — letter to Allianz/Pepper. Closes with: letter sent.Jean · asked 30 Jul · due 30 Sep since 30 Jul
G5 agenda (D9 · D15 · D24 · D27 · D34 · D37 · D39 · D40/D35 · D41–D44 · D45 · EAC v2 · program v2) · Reno OS v1.3 · C3 v3. Closes with: the G5 minutes.Jean · 23 Sep G5 held
Call 1 to $120,553 per partner ($73,712 + $20k reserve) (Cash · 21 Sep); C3d executed before the transfer; calendar fixed in the group. Closes with: four bank entries.Marcos · all · due 25 Sep critical
Form 2 / Form 36 received at purchase — full pack from the solicitor (start point of the PSC). Closes with: pack on Drive.Marcos · due 26 Sep open
Floor plans of 135 Camberwell and 28 Merion (Emma) — premium thesis (Market). Closes with: plans received.Marcos · due 26 Sep open
GST / tax regime: email to Grow with Jean's literal question of 3 Aug. Closes with: Grow's written answer.Marcos · asked 30 Jan · due 30 Sep since 30 Jan
Rod's objections to the convertible note (23 Apr) answered in writing; C3 v3 signed before Call 2. Closes with: signatures.Marcos · asked 23 Apr · due 1 Nov open
G5 minutes in five lines in the Doc and in the group the same day (D45 recorded). Closes with: message posted.Marcos · 23 Sep G5

6. This week per partner — W45–W46 (6–13 Nov)

Schedule v6.1 §5. Dates are Brisbane time.

Rei — compliance & sourcing

AC: installer's name, licences, invoice, and the make-good or credit in writing before any payment (D61).
Certifier (D50): name, fee, scope, engagement by Wed 11 Nov with Drew's fire-wall photos and the AC penetrations in the pack; Apex close-out; D24 extract.
Deck final only with the evidence pack; if already paid, collect the pack now.
B&B quote re-issued to the trustee; Hamilton $2,295 reconciliation; kitchen benchtop and splashback dates.

Rod — pool, QA, product

Sat 7 Nov: fence and gate line, glass panel count, step decision → PSC inspector booked for the week of 17 Nov.
Matias: contract, licence, warranty, interior date; pipes and roots before the refill; coping sequence (D52).
Plaster/patch trade: one scope sheet priced by Mon 9 Nov (AC repairs itemised).
Pits pumped before Dean; D59 door-test result; ceiling stains (R11) tested after rain.

Jean — admin, trades, records

Painting (D54): the pending quote and a decision at the gate on one scope sheet.
João: written scope, CoTC for the main-switch repair, switchboard upgrade quote (D62).
Invoices and licences: Kijun Sung (ABN, QBCC tiling), Brett Hankin (glass spec), AC installer.
AGL double payment credited; receipts for WZ Vision, Bugres, OZ and the $400 withdrawal filed.

Marcos — integrator

$15k transfer and the receipt in the group (call 3, Fri 6 Nov).
The 4 Nov pub meeting: ask for its five lines; this update's five lines posted.
Grow: GST on the sale + interest-withholding report.
financeiro §0 rebase after the gate; D49 framing (sell vs let) for 18 Nov; realtor shortlist; Tbrain updated (done 6 Nov).

7. Program v2 — to the listing

Condensed from WBS v2 §4.3 (21 Sep) and the site calendar. Float: interior 2 weeks · north corner zero (PSC 16 Nov) · compliance zero on the fire-rated wall. Capital calls in Cash; statutory dates in Compliance; the G5→G7 window week by week in 30 Days.

Month	North corner & deck	Interior & granny flat	Compliance, cash & sale
Late Sep	Resurfacing co. 2 visit Thu 24 Sep · Joana's drawing 2 Oct · Dean's trench W40 · deck re-quote; 1 Oct start only on conditions	Ensuite demolition 22–25 Sep → rough-in 28 Sep–9 Oct · fire-wall framing · solar removal Mon 29 Sep	Call 1 Fri 25 Sep · Apex scope Fri 26 Sep · Grow kick-off + G6 Wed 30 Sep 6 pm · RPEQ visit + AC decision by 2 Oct
Oct	Coping + surrounds 12–23 Oct · deck structure 12–23 Oct (if go) · boards from 26 Oct · resurfacing from 26 Oct	Plasterboard closes Fri 9 Oct · Javier back ~5 Oct, interior painting 12 Oct–6 Nov · AC ducts 12–23 Oct · granny doors/robes W42 · bathroom tiling W44	PSC Wed 8 Oct · Form 16 fire wall 9 Oct · BA lodged W41 · stage Form 16s W42 · G7 checkpoint Fri 23 Oct (actual vs allocated per package)
Nov	Deck + resurfacing done 6 Nov · glass fence + gate 9–13 Nov · definitive PSC Mon 16 Nov · backyard landscaping 16 Nov–4 Dec · front yard & carpark 23 Nov–4 Dec	Flooring 2–13 Nov (existing removed first, D15) · kitchen + built-ins 9–20 Nov · granny BWC done 20 Nov · fit-off, alarms, CoTC + exterior painting 23 Nov–4 Dec	Call 2 Sun 1 Nov (C3 v3 signed first) · agent R3 W49
Dec	Landscaping ends 4 Dec	Practical completion Fri 4 Dec (G8: reserve price, agent, in writing) · defects 7–11 Dec · punch list W51	Call 3 Tue 1 Dec · Apex final inspection requested · Form 21 Fri 11 Dec · pre-sale B&P 14–16 Dec · photos 17–18 Dec · Form 2 pack 21 Dec–8 Jan
Jan 2027	—	Styling	Call 4 Fri 1 Jan · listing 12–14 Jan · campaign 4 weeks
Feb–Mar 2027	—	—	Offers ~13 Feb (G9) · settlement Mar 2027 · trust waterfall

8. Decision register D1–D45

Every change goes through a package card, a decision D#, a number that moves and a line in the minutes. D37–D45 are the live ones; the full register is below.

D45 · Full working drawings not commissioned — the project runs by workfronts agreed 21 Sep · ratified G5 23 Sep

We chose not to commission the full working drawings (~$7k) and to run the project by workfronts with a loose scope, with safeguards we all hold to: Rei prepares the technical drawings the certifier asked for (date to be fixed — the plasterboard closes on 9 Oct); Apex certifies the granny flat and resolves the fire-rated wall and the related points; Marcos and Claude integrate the partial drawings (Joana, engineer, granny-flat BA) into one site plan.

Four obligations remain: (1) Apex's written minimum submission — if full working drawings are required, the $7.5k comes back; (2) the RPEQ engineer's single visit with Form 15 for the fire-rated wall, the roof truss (D41) and the deck substructure; (3) Joana's drawing for the north corner and the façade; (4) the council building records search (D24). Marcos's stated preference is to execute with a plan or drawing and defined acceptance criteria; the partners agreed a loose-scope approach can work when these safeguards hold and when acceptance criteria are written per package before quoting. The risk we carry, stated plainly: the valuer treating the granny flat as unapproved work — which is why Apex's position and the BA come first. P14 falls from $29,183 to ~$14–17k (indicative) (Cash · 21 Sep). Agreed 21 Sep by Rei and Rod, clarified 23 Sep, ratified at G5 on 23 Sep (Rod absent) — to be recorded in the group and the minutes.

D44 · 2016 electric HWS — replace (~$2k, P2) or declare; recommendation: replacenew 21 Sep · G5 · Rod
D43 · B&P close-out rule — the 27 R# lines close as remediated / replaced / declared with evidence; pre-sale B&P 14–16 Dec (Compliance)new 21 Sep · G5 · Marcos + Jean
D42 · Smoke alarms — interconnected photoelectric, house + granny flat, inside P3, with CoTC and Form 24new 21 Sep · G5
D41 · Fire-damaged roof truss — engineer (Form 15) + repair inside P1, before plasterboard; fireplace: decommission and declare, or divertnew 21 Sep · G5 · Rei
D40 · Deck × glass fence — drawn with Joana before framing (blocking for spigots); count the removed panels. DECKING PLAN v2 (24 Sep) puts the deck outside the barriernew 21 Sep · Rod + Joana
D39 · Ensuite by Drew — demolish now; price in writing in the trustee's name; fibre cement checked; fire wall togethernew 21 Sep · Rei
D38 · Bang treatment — $1,500 paid by a partner, reimbursement pending; written report not yet on fileopen (WBS v2 L4)
D37 · One budget — approved $270k · projection = EAC · weekly budget cover · Rei's spreadsheet = the quotes tab (Cash)proposed at G5 (21 Sep review §6)

Full register D1–D36 — id · topic · decision · status

D1 · Strategy — keep the "well-presented twin" spec lean; profit only if the premium thesis holdsopen · conditional on D2, D20, D8
D2 · Floor area — measure as-built (193 · 197.25 · 224 m² in dispute); gate before any budgetopen · gate no. 1 · Rei
D3 · Kitchen — open to the dining with an island (no. 1 value item in the twins)open · G5 · Jean + Rei
D4 · Backyard slab — north deck replaces the unsafe deck from the B&P (same package P9)open · G4
D5 · Granny flat — 2 bedrooms + 1 bathroom + kitchen + living, 53.88 m² GFA, as declared to Apex; secondary dwelling (D32)decided 15 Sep
D6 · Front yard — continuity with the pool; photo 1 of the campaign (now in Joana's scope)open · Rod
D7 · Backyard — trees are an asset; pool privacy (Joana's scope)open · Rod
D8 · Garage — no covered garage; the driveway becomes the carpark and gives the required space (D30)decided 15 Sep
D9 · AC — options A–D on three quotes (~$20k, ~$11k, third to come; JN1519 to be read); if new ducted, install 12–23 Oct with condensers in the north corner; first-selling-cost framing proposed 25 SepG5 · by 2 Oct · Jean/Rod
D10 · Master + ensuite — enlarge if the wall is not structuralopen · Jean
D11 · Main house — master + 3 bedrooms + family bathroom; campaign "4 bed + granny flat/retreat"decided 5 Sep
D12 · Living zones — media/study by styling only, cost ≈ 0G8 · Jean
D13 · Fireplace — keep or electric; tied to D41 (fire-damaged truss)open · Jean
D14 · Pool — scope reopened in D27; fence first11 Sep · Rod
D15 · Flooring — continuous floor; remove the existing (+$2–4k); who removes it decided at G517 Sep · G5 · Jean
D16 · Solar — only with a premium spec; outside the budgetopen · G5 · Rod
D17 · Laundry — cut (ratio 1.0×)recommendation 5 Sep
D18 · Side access — cheap; check the actual widthopen · Rei
D19 · Sale — price vs auction and date; reserve price in writing; below it, hold and rentG8 4 Dec · four partners
D20 · Title / Form 2 — access to the reserve: registered easement or tolerance? underpins the premium thesisopen · pre-G5 · Marcos + Jean
D21 · Approvals / QBCC regime — certifier Apex; Hamilton licensed builder; BA and Form 21 missingprogressing 11 Sep · Jean + Rei
D22 · Hamilton contract — 6× the P13 allocation and includes a third bathroom; reconcile P4/P7open · G5
D23 · Correct contracting party — entry rule: no quote outside the name ThriveCo One Pty Ltd ATF Thrive One Trustescalated 11 Sep · Jean + Rei
D24 · Inherited works — BA and Form 21 of the triple-garage conversion? council search now; if none, retro inside the BAnew 11 Sep · priority 1 · Rei
D25 · Fire-rated wall + declared use — FRL wall floor-to-roof in Hamilton's scope before plasterboard; "family accommodation"new 11 Sep · G5 · before plasterboard
D26 · Who draws — XpressDraft vs AMORES vs The Draughtsman; superseded by D45 (Rei's drawings)11 Sep → D45
D27 · Pool + PSC — full scope quoted after Joana; PSC 8 Oct with no extension: Plan A vs B by total cost22 Sep · G5 · Rod + Jean
D28 · Authorship of the plans — PLANS.pdf is "concept only" with a third party's stamp; not submissible15 Sep · open · Rei + Jean
D29 · Verified as-built measurement — resolves D2 with a measured, signed number15 Sep · inside P14
D30 · On-site car space — required by the City Plan; no cost, still to be drawn on the site plan15 Sep · Rei
D31 · Sizing of the approvals package — undersized; superseded by D4515 Sep → D45
D32 · Regulatory path for the granny flat — "family accommodation" keeps accepted development (GFA < 80 m²); separate letting opens a DA15 Sep · G5 · before plasterboard · four partners
D33 · Retroactive documentary debt — Form 4, Form 15/16, AS 3740, CoTC for work already paid; first chance: Hamilton milestone 415 Sep · ongoing · Jean
D34 · Capital call — Call 1 by 25 Sep equalised + reserve; calendar 1 Nov · 1 Dec · 1 Jan (Cash)resolved 17 Sep
D35 · Rear deck — P9 = 9A like-for-like 94 m² with no BA + 9B only with a drawing and the ratio; one party responsible for the structure22 Sep · G5/G7 · Rod + Rei
D36 · Landscaping — Joana; enlarged scope (north corner + façade/carpark) in writing before she draws22 Sep · G5 · Rod

D37 and D38 are not in the Master Plan v13 JSON; they come from the 21 Sep review §6 and WBS v2 §1. Source of the others: DECISIONS in Master Plan v13 (22 Sep).

D46–D62 — added 14 Oct – 6 Nov (schedule v4, v5 and v6.1)

#	Decision	Status	Gate
D46–D48	Delivery model · maturity framework · operating-partner roles	Tabled; G6 (30 Sep) and the 7–8 Oct meetings were not held	next meeting
D49	Hold/let vs sell on programme — decided on a net number	Open; analysis with Marcos; letting needs the Form 21 too	Wed 18 Nov
D50	Replace the certifier (Apex → new private certifier)	Decided 14 Oct; silent for three weeks — engage by Wed 11 Nov; Form 21 now band B (mid/late Jan)	Wed 11 Nov
D51	Deck: restoration by OZ on the existing frame; B&P risk accepted in writing; evidence pack	Deck complete 3 Nov; 80% paid ($16,720); evidence pack missing	final 20% only against photos
D52	Pool coping in tiles instead of concrete	Shell ground; interior next; no coping quote yet — sequence or protect; gate line Sat 7 Nov	Wed 11 Nov
D53	Granny electricity: private sub-meter behind the main supply, or none	Open — not mentioned in the group; João still on site	Wed 11 Nov
D54	Interior painting package: one scope sheet, four quotes, cap $7–7.5k	Quotes $5k / $7.5k / $14k / pending — no decision in the group (15 days)	Wed 11 Nov
D55	Plaster + cornice trade (hipages / direct), DIY fallback	DIY failed (24 Oct); "the patch guy" on site 3 Nov → one scope, one quote, now including the AC repairs	Mon 9 Nov
D56	a) fence — B&B $5,500 full replacement (ABN, termite remediation) vs Chinese $4,200 repair · b) patio cover (~$8.5k, outside the WBS, 2.0x ARV test)	a) B&B recommended, quote to the trustee · b) parked; Rei wants cheaper quotes	Wed 11 Nov
D57	Glass R8: GlassNow $870 (AS 1288) vs Marketplace glazier $400 installed	Done at $400 (2 Nov); glass spec pending → R8 remediated or declared	this week
D58	Robe doors: IKEA PAX test (~$90–180/door), keep the middle glass door	Done 2 Nov (DIY, $1,347); Hamilton robe milestone scope to confirm	closed
D59	Internal doors: re-glue + spray-paint test ($50) before buying ($800–1,500)	Likely passed ("the doors are all fine", 24 Oct) — confirm	this week
D60	Granny lining already up (invoice 700g): retrospective fire-wall evidence pack for the certifier — framing photos, board spec, Drew's statement	New fact, not reversible; the AC penetrations join the pack	day 1 with the certifier
D61	AC installation damage — living ceiling broken around the return-air grille, ensuite ceiling opened, ensuite wall sheet removed (3 Nov): make-good by the installer or a credit against the invoice; no payment before; licences and CoTC with the invoice	New 3 Nov — installer not yet paid	this week
D62	Switchboard — loose main-switch cable repaired by João (4 Nov); the AC's electrician confirmed an upgrade is needed; CoTC for the repair + João's quote; entered in the compliance register	New 5 Nov — quote pending	Wed 11 Nov

Next free: D63. Full text: springvale16-schedule-v6-2026-11-04.md §6 (v6.1).

Living source: springvale16-schedule-v6-2026-11-04.md (v6.1, 6 Nov) + springvale16-redesign-wbs-v2.md · updated 6 Nov 2026 (§1, §4, §6, D46–D62; §2, §3, §5, §7 as at 24 Sep–22 Oct) · owner of: stage of each package, owners, the critical path, open items, program v2, decisions D# — every other number on this page links to its owner page (Cash, Compliance, Market, The Deal).
Thrive Proptech Pty Ltd · ThriveCo One Pty Ltd ATF Thrive One Trust · confidential — do not share the link outside the partners' group.