Quality and turnover
Quality oversight, punch lists and closeout
Waterproofing, flashing, window anchoring, framing connections and in-wall plumbing are covered up within weeks. We walk the site for you before the walls are closed, coordinate inspections, run the punch list and hold final payment until the certificate of occupancy (CO), warranties and as-built drawings are in.
The risk
Why defects behind finished walls cost the most
Building inspectors check code compliance. They do not check that work matches your drawings and specs. An untested shower pan or a badly anchored impact window can pass until water finds it. A leak behind a finished bathroom means removing tile, waterproofing and drywall, and repairing the unit below.
At closeout, retainage gives the contractor a reason to finish. On a $14M contract with 5% retainage, $700,000 is still held at the end. Release it early and that reason is gone. We inspect the work before it is covered, and recommend releasing retainage only when the punch list is complete.
What’s included
What we do for you
Results
What you get
Hold-point inspections find problems while they are cheap to fix.
Final payment released when the punch list and documents are complete.
You get the CO, warranties, as-builts and manuals for the building.
How it runs
The process
- Quality planHold points, inspections and mockups agreed.
- Construction walksRegular walks with written findings.
- Pre-punchA walk before substantial completion to shorten the punch list.
- Punch and commissioningPunch list issued, systems tested, training given.
- CloseoutCO, documents and releases complete, then retainage released.
Deliverables
What you receive
- 01Site-walk reports with photos and corrective items
- 02Inspection and special-inspection log
- 03Owner punch list with completion tracking
- 04Commissioning and training sign-offs
- 05Certificate of occupancy or TCO
- 06Closeout binder with warranties, as-builts, O&M manuals and attic stock list
- 07Final payment recommendation with final lien releases
Examples
Where this work has been done
805 Washington
A nine-story condominium building in Brooklyn. Osher was lead PM for the developer: trade contracts, payments, facade, MEP and turnover.
Bellevue Hill Residence
A heritage sandstone home opened to the harbour with a new steel-and-glass extension, managed for the owner from strip-out to finishes.
Doesn’t the building inspector check quality?
The inspector checks code compliance. That does not confirm the work matches your drawings, specs and product instructions.
What is a punch list?
The list of incomplete or defective items near the end of construction, fixed and checked before final payment.
What is the difference between a CO and a TCO?
A certificate of occupancy (CO) confirms the building passed final inspections. A temporary CO (TCO) allows occupancy while minor items remain, with conditions and an expiration date.
What closeout documents should I receive?
The CO, warranties, as-builts, O&M manuals, attic stock, final lien releases and, in flood zones, the final elevation certificate.
When does my warranty start?
It depends on your contract and is often tied to substantial completion. We document the date and register equipment warranties in your name.
Start a project
Talk to us about quality on your project
Call (570) 339-7793 or book a consultation. We will tell you which hold points matter most on your project.
- A 30-minute call with Osher about your project
- An honest opinion, even if you decide not to hire us
- A written proposal: flat monthly retainer or a percentage of construction value