Villa specimen · two-bedroom, 180 m²
+6.2 pts built
Work is moving, but slower than the payment schedule assumes. Structure is 71% complete against a milestone that treats it as finished, and the forecast has slipped a further eleven days since the last report. The gap between what has been paid and what has been built is now 15.5 points. The practical consequence is that the next invoice should not be settled in full until the first-floor slab is poured.
Payments against work done
Whether each milestone payment matches what has actually been built.
| Milestone | Developer claims | Confirmed | Amount | What differs |
|---|---|---|---|---|
| FoundationFoundation complete and cured | 100% | 100% | $48,000 | Clause 4.1Matches the contract requirement. Nothing outstanding. |
| StructureFrame complete to roof level, first-floor slab poured | 100% | 71%29 pts short of the claim | $80,000 | Clause 4.2Columns and ground-floor slab are done; the first-floor slab is not poured. Around 70% of the milestone scope is in place. |
| Roof and envelopeRoof structure, waterproofing, external walls closed | — | 8% | $64,000 | Clause 4.3Not due. Listed so the next two invoices can be checked against it. |
- FoundationFoundation complete and cured
- Developer claims
- 100%
- Confirmed
- 100%
- Amount
- $48,000
- What differs
- Clause 4.1Matches the contract requirement. Nothing outstanding.
- StructureFrame complete to roof level, first-floor slab poured
- Developer claims
- 100%
- Confirmed
- 71%29 pts short of the claim
- Amount
- $80,000
- What differs
- Clause 4.2Columns and ground-floor slab are done; the first-floor slab is not poured. Around 70% of the milestone scope is in place.
- Roof and envelopeRoof structure, waterproofing, external walls closed
- Developer claims
- —
- Confirmed
- 8%
- Amount
- $64,000
- What differs
- Clause 4.3Not due. Listed so the next two invoices can be checked against it.
Letter to the developer
Written for you to send. It quotes the clause and asks the question; the decision to send it, and what to accept in reply, is yours.
Under clause 4.2 the Structure stage is treated as complete when the slabs of every floor are in place. At the visit of 22 July 2026, 71% of the positions for that stage were confirmed: the first-floor slab has not been poured.
Please confirm the basis on which US$80,000 is invoiced for this stage, or adjust the amount to the work in place.
Send it as it stands or over your own signature. We are not a party to your contract and do not write to your developer on your behalf.
Schedule forecast
- 01
First-floor slab poured and cured
- 02
Roof structure erected
- 03
Envelope closed before the wet season
- 04
Internal finishes
First-floor slab poured by 20 September
Roof timber on site
Crew size back to eight or more
Stated so the next report can be checked against this one rather than replacing it.
Compared with the market
Six comparable villas on this market are tracked in the same way. This unit is running below their median pace, and the shortfall appeared after the crew was reduced in May rather than being present from the start.
External factors
Listed only where they explain a deviation or put the completion date at risk.
The crew dropped from nine to five in May and has not recovered. This accounts for most of the slippage since the previous report.
The wet season starts in November. If the envelope is not closed by then, internal finishes cannot begin and the forecast moves to the upper end of the range.
Technical basis
The evidence behind the figures above. An appendix, not the product.
| Stage | Weight | Confirmed | Photos |
|---|---|---|---|
| Site preparation | 5% | 100% | 1 |
| Foundation | 15% | 100% | 1 |
| Structure | 25% | 71% | 3 |
| Roof and envelope | 20% | 8% | 0 |
| Services | 15% | 0% | 0 |
| Finishes | 20% | 0% | 0 |
- Site preparation
- Weight
- 5%
- Confirmed
- 100%
- Photos
- 1
- Foundation
- Weight
- 15%
- Confirmed
- 100%
- Photos
- 1
- Structure
- Weight
- 25%
- Confirmed
- 71%
- Photos
- 3
- Roof and envelope
- Weight
- 20%
- Confirmed
- 8%
- Photos
- 0
- Services
- Weight
- 15%
- Confirmed
- 0%
- Photos
- 0
- Finishes
- Weight
- 20%
- Confirmed
- 0%
- Photos
- 0
Rebar spacing in the ground-floor slab matches the drawings at the three points checked.
Standing water at the north edge of the plot; drainage not yet installed.
Material storage is uncovered, cement bags exposed at the time of the visit.
Photographic record
Grouped by room or zone of the unit, and tied to a stage. The same categories are shot on every visit, so any space can be compared over time.
Approach from the access road
South elevation, columns to first floor
Pool excavation, no waterproofing yet
Bedroom 1, blockwork complete
Bedroom 2, opening for the terrace door not formed
Standing water at the north edge of the plot
Scope of this check
The forecast is built from the pace recorded over four visits between April and July, applied to the remaining weighted scope, and adjusted for the wet season. It assumes the current crew size holds. A single-figure completion date is not given because four data points do not support that precision.
Physical progress against the stage schedule
Milestone requirements against work in place
Permits and approvals on the public record, against what is being built
Photographic record tied to specific stages
Crew size and activity on the day of the visit
Structural calculations or design adequacy
Material certification and testing
Whether those permits satisfy the law — that takes a licensed opinion
Anything concealed at the time of the visit