04 — Project Timeline
Status: Scaffold only. To be populated under Task 4. Owner: Cowork (working schedule) → GC (binding schedule)
Top-line constraint
12–18 month construction window from foundation pour through Certificate of Occupancy on the new structure, plus demolition of the existing house after CO.
Project milestones — absolute dates
| Milestone | Target | Notes |
|---|---|---|
| Project kickoff | 2026-05-03 | Today |
| Architect engaged | by 2026-Q3 | Leaves ~9 months for design + permits |
| Schematic design complete | by 2026-Q4 | Locks the program |
| Construction documents + bidding | 2027-Q1 | Permit set + GC bid pack in parallel |
| Permits issued (incl. variances if any) | 2027-Q1 / Q2 | Wyckoff Land Use Board calendar is the gating risk |
| Construction start (foundation pour) | 2027 May/June | Joe's stated target |
| CO on new build | 2028 mid-to-late | 12–18 months from foundation |
| Alan vacates front house, $700K note paid | At CO | Triggers final draw + perm-loan conversion |
| Demolition of existing front house | After Alan move-out | 2–3 weeks |
| Final landscape + driveway tie-in | After demo | Closes out the project |
Phases (to be expanded into a Gantt in Task 4)
| # | Phase | Rough duration | Notes |
|---|---|---|---|
| 1 | Pre-design: site survey, soil testing, utility verification, attorney engagement | 4–6 weeks | Some of this Joe can start immediately |
| 2 | Schematic design + design development with architect | 8–12 weeks | Cowork's draft outputs feed this |
| 3 | Construction documents + GC bidding | 6–8 weeks | Permit set + bids in parallel |
| 4 | Permits + variance applications (if any) | 8–16 weeks | Wyckoff Land Use Board is the gating item if variance is needed |
| 5 | Site work + foundation | 4–6 weeks | Weather dependent — winter pours in NJ are doable but slower |
| 6 | Framing + sheathing + roof | 6–8 weeks | Big visible-progress phase |
| 7 | Mechanical rough (HVAC, plumbing, electrical, radiant) | 6–8 weeks | Dan's electrical scope concentrated here |
| 8 | Insulation + drywall | 4–6 weeks | |
| 9 | Interior finish (trim, flooring, cabinetry, paint, fixtures) | 10–14 weeks | Single longest finish-out window |
| 10 | Exterior finish (siding, masonry, driveway, landscape) | 4–6 weeks | Often runs in parallel to interior |
| 11 | Final inspections + CO | 2–4 weeks | |
| 12 | Family moves into new structure | — | Trigger for next phase |
| 13 | Demolition of existing 1,500 sq ft house | 2–3 weeks | Permit-dependent, separate from new build CO |
| 14 | Final landscape + driveway tie-in | 4–6 weeks | After demo, restore the front of the lot |
What this file will cover (after Task 4 runs)
- Visual Gantt (rendered as ASCII or HTML).
- Critical-path callouts (what blocks what — e.g., variance approval blocks foundation start).
- Key dates Joe should anchor on (architect engaged by, permits filed by, foundation poured by, CO target, demo target).
- Weather and seasonality risks specific to North Jersey.
- Long-lead items (windows, sauna kit, custom millwork, panel/transformer if service upgrade is needed) and when they need to be ordered to not delay the critical path.
Decisions feeding into the schedule
- Build new behind existing first, then demo — confirmed at kickoff.
- Joe + Jamie + kids stay in their primary residence in Lavallette through construction; no temporary housing pressure.
- Alan (father) lives in the existing front house during the build and acts as on-site owner's rep, which materially reduces the cost of daily site supervision and tightens trade coordination.
- Demolition of the existing house cannot start until Alan vacates it — sequence demo to begin only after Alan moves into the new home with the family.