📋 Project Master File
Phase 1: Pre-Construction & Handoff
Review all estimating documents, establish site controls, and prepare for mobilization.
Reviewed signed contract, final plans, geotech/structural engineering, and specific client requests.
Building, plumbing, electrical, and mechanical permits are approved and physically posted on-site in a weather-proof box.
Documented existing conditions of the house, driveway, and neighboring property lines to protect against liability.
Client has signed off on all preliminary material selections (siding colors, window types, etc.) before final ordering.
Stormwater Pollution Prevention Plan reviewed. Erosion control measures scheduled for installation prior to digging.
Port-a-john delivered, dumpster/debris plan established, temp power and water confirmed.
Surveyor pins located. Setbacks physically marked to ensure foundation avoids encroachment.
Tarping, shrink wrap, or temporary roof structures staged to protect the existing home during demo/tie-in.
Adjacent properties notified of upcoming construction timeline, noise, and PM contact info.
Right of Way (ROW) permits secured for dumpsters, cranes, or material deliveries. Traffic control plan coordinated if blocking streets.
Temporary chain-link fencing installed. Jobsite locks, lockboxes, and any required security cameras active.
Met with client on-site. Discussed working hours, parking, dust mitigation, safety rules, and communication expectations.
Phase 2: Site Prep & Groundwork
Clearing, excavation, foundation pouring, and underground utilities.
Silt fences/wattles installed. Existing structures/hardscaping demolished and hauled away. Tree protection in place.
Footings dug to plan depth. Trenches cut for underground utilities.
All excess spoils loaded and hauled off-site. Dump truck tickets logged to budget.
Geotechnical engineer inspected open trenches and verified soil bearing capacity matches plans.
Under-slab drainage, sewer connections, and electrical conduits laid and inspected prior to pour.
Underslab vapor barrier installed and taped. Rigid foam insulation laid down per energy code.
Foundation forms built. Steel reinforcement (rebar) tied per structural plans. Ufer ground established. Footing inspection passed.
Surveyor verified forms are perfectly placed within setbacks before concrete truck arrives.
Concrete poured and finished. Anchor bolts and hold-downs wet-set precisely per structural layout.
All concrete forms stripped and removed from site. Concrete splatter/debris cleaned up to prepare for framers.
Foundation coating/waterproofing applied. Perimeter drain (French drain) installed. Foundation backfilled and compacted.
Phase 3: Framing & Dry-In
Going vertical. Floor systems, walls, roof structure, and weather-proofing.
Windows, custom exterior doors, roof trusses, and specialized structural steel ordered.
Framing package delivered. Treated sill plates installed with sill sealer.
Floor joists/I-joists installed. Subfloor glued, nailed, and joints sanded flush.
Exterior and interior walls framed, plumbed, and lined. Exterior wall sheathing (OSB/plywood) installed and nailed to sheer code.
All framed walls laser-checked for perfectly plumb vertical alignment before roof loading.
Roof trusses or stick-framed rafters installed. Fascia boards and roof decking attached.
Stair stringers cut and installed. Temporary construction treads attached for safe floor-to-floor access.
Flitch plates, structural steel posts, or glulam beams bolted and welded securely in place.
All Simpson ties, straps, and hold-downs installed to structural engineer's exact specification.
City inspector has signed off on the complete framing and structural package.
Chimney crickets framed. Step and kick-out flashing installed at roof-to-wall intersections.
Weather-resistant barrier (Tyvek/Zip) installed. Roof underlayment/synthetic felt applied.
Windows and exterior doors set, squared, shimmed, and flashed (taped) to prevent water intrusion. Structure is officially dried-in.
Wood blocking installed behind drywall for future cabinets, towel bars, grab bars, heavy mirrors, TVs, and window treatments.
Phase 4: MEP Rough-Ins
Mechanical, Electrical, and Plumbing systems installed within the wall cavities.
Ductwork, vents, exhaust fans, and furnace/air handler units installed. Refrigerant lines run.
Water supply lines (PEX/Copper), drain-waste-vent (DWV) piping installed. Shower pans sloped/lined.
Gas lines run to appliances and successfully passed pressure test without leaks.
Main panel set. Wires pulled to all switch, outlet, and fixture boxes. Data, coax, and AV cables run.
Low-voltage wiring pulled for security cameras, motorized shades, built-in audio, and smart thermostats.
In-floor heating mats laid and tested. Central vac lines routed (if applicable).
Sprinkler pipes and drops installed and pressure tested. (If required by code)
All penetrations between floors and into the attic are sealed with fire foam/caulk to code.
Verify backing/blocking is installed for cabinets, towel bars, TVs, and grab bars. Verify all MEP placements match client plans.
City has passed HVAC, Plumbing, and Electrical rough-in inspections. Clear to insulate.
Phase 5: Exterior Finishes
Completing the building envelope, siding, roofing, and exterior aesthetic.
Shingles, metal, or flat roof membranes fully installed with all flashing, vents, and ridge caps.
Z-flashing, pan flashing, and head flashing installed correctly before siding covers them up.
Siding (Hardie, cedar, stucco, etc.) installed. Window trims, corner boards, and soffit/fascia completed.
Soffit panels installed and continuous venting clears insulation baffles.
Stone, brick, or masonry accents applied to foundation skirts or exterior walls.
All exterior joints caulked. Primer and final paint coats applied to siding and trim.
Overhead garage doors installed, tracked, balanced, and motorized.
Seamless gutters formed and hung. Downspouts tied into underground drainage system.
Sconces, security lights, and weatherproof GFCI outlets installed.
Deck boards installed. Yard graded to push water away from the foundation.
Phase 6: Insulation & Drywall
Sealing the thermal envelope and enclosing the interior walls.
Swept and vacuumed all sawdust and debris from base plates before insulation/drywall seals the cavity.
Wall and ceiling thermal insulation installed (batts, spray foam, blown-in). Baffles installed in attic.
Acoustic insulation installed in interior walls (bathrooms, laundry, master beds) to reduce noise.
City has passed thermal envelope inspection. Clear to hang drywall.
Sheetrock safely boomed in through windows and distributed across floors without damaging framing.
Sheetrock hung on walls/ceilings. City drywall screw/fastener inspection passed (if required).
Seams taped, mudded (3 coats typical), corner beads installed, and sanded smooth.
All heavy sheetrock off-cuts removed from floors and dumped to keep the site safe for trim carpenters.
Wall texture applied (if applicable). PVA primer coat sprayed/rolled on all raw drywall.
Third-party blower door and duct leakage testing completed to comply with strict WA State Energy Code.
Phase 7: Interior Finishes & Millwork
Installing hard surfaces, carpentry, and turning the structure into a home.
Interior doors hung. Window casings, baseboards, crown molding, and wainscoting installed.
Finish treads, risers, handrails, newel posts, and balusters permanently installed.
Ceilings, walls, and millwork painted to client spec.
Kitchen/bath cabinetry installed and leveled. Pulls, knobs, and soft-close hardware attached.
All doors and drawers fine-tuned to ensure even gaps (reveals) and smooth operation.
Stone/quartz templated, fabricated, and installed. Sinks under-mounted.
Shower pans, wall tiles, niches, and kitchen backsplash set and grouted.
Hard surface flooring installed. If site-finished wood, final polyurethane coats applied. Floors covered/protected with Ram Board.
Wire or custom wood shelving installed in pantries, mudrooms, and bedroom closets.
Frameless shower enclosures installed. Vanity mirrors hung.
Toilets, faucets, lights, switches, cover plates, HVAC registers, and final thermostats installed.
Oven, fridge, dishwasher, etc. set in place, connected to power/water, and tested.
Phase 8: Punch, Final & Handover
Quality control, final inspections, and delivering the finished product to the client.
Certificate of Occupancy (or final sign-off) issued by the city.
Airflow tested and balanced. Thermostats programmed and verified.
Driveways poured, sod laid, and final yard grading/plantings completed.
Verified dirt slopes away from foundation 6" over the first 10'. Downspouts routing water clear of the structure.
PM walked the site. All paint touch-ups, missing hardware, and minor defects resolved.
Dumpster pulled. Temp toilet removed. Professional cleaners deep-cleaned the entire project area.
All factory stickers removed from glass. Windows professionally washed inside and out.
Walked project with client. Final client punch-list items noted (if any) or project formally accepted.
Trained client on HVAC thermostats, smart home features, water shutoffs, and electrical panel layout.
All specific items noted by the client during the walkthrough have been fixed.
All field redlines translated to final As-Built drawings. Digital copies provided to client and saved in CRM.
Final payment collected. Keys, manuals, and warranty documentation given to client. Project closed.
📄 Generate PM Status Report
Compile all tracked progress and phase notes into a clean PDF for the office or client.
Team status note — overall progress
Team note for internal status only — not a contractual schedule or payment milestone.
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Quick Milestones:
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Ready to Export
This will generate a formatted document containing the Project Master File details, completion status of all 8 phases, your written notes, and the visual progress bar below everything.