Ambois Reno Project Plan
April 17, 2025•980 words
TAILORED CONSTRUCTION SCHEDULE – LUMEN PROJECT
PROJECT CONTEXT:
- Project Type: Whole-house renovation (vacant house)
- Project Duration: 3 Sprints
- Key Milestones: Structural fixes, electrical rough-in, demo, painting, flooring, kitchen/bathroom updates
- Special Considerations: House will be unoccupied during the work window.
PERMIT & INSPECTION TRACKING TABLE
Task / Scope | Permit Type | Responsible Party | Submitted Date | Approved Date | Inspection Notes |
---|---|---|---|---|---|
Foundation crack & rotted pole repair | Structural | Owner or GC | Rough & Final if structural | ||
GFCIs, lighting, fan installs | Electrical | Electrician | Rough-in & final required | ||
Plumbing fixture installation (vanities, kitchen hookups) | Plumbing | Plumber | Final plumbing inspection required | ||
Kitchen appliance relocation | Electrical + Plumbing | Electrician/Plumber | If modifying circuits or gas/water lines | ||
Exhaust fan venting (kitchen, baths) | Electrical + Mechanical | Electrician | May require wall/roof penetration inspection | ||
Mudroom cabinetry (if structural changes) | Structural or General | GC or Owner | If framing added |
INSPECTION TRIGGERS
- Electrical Rough-In: Before drywall patching (Sprint 1, Phase 5)
- Final Electrical: Before move-in or energizing new devices (Sprint 3 or earlier if needed)
- Plumbing Final: After vanities, kitchen appliances installed (Sprint 2, Phase 14)
- Structural: If any framing, subfloor repair, or load-bearing work is performed (Sprint 1, Phases 1–2)
- HVAC/Venting: If kitchen or bathroom fans penetrate exterior walls or roof
Contact: St. Louis County Department of Public Works – Building Division
https://stlouiscountymo.gov/st-louis-county-departments/public-works
PRE-CONSTRUCTION (TO BE DONE BEFORE PHASE 1)
Objective: Prevent time loss during active work window.
Task | Owner | Notes |
---|---|---|
Finalize layout and material decisions | Owner | Flooring types, cabinet layout, appliances, fixtures |
Order all materials and fixtures | Owner | Ensure delivery before Phase 1 |
Identify need fpr permits and inspections | Owner | Electrical, fan venting, structural repairs – coordinate with St. Louis County |
Reach out to trades and assign responsibilities | Owner | Electrician, painter, tiler, carpenter, etc. – confirm lead times and schedule |
Clear house of all personal belongings | Owner | Remove furniture, carpets, wall decor |
Stage dumpster and delivery zones | Owner | Coordinate access points for each trade |
Pre-mark lighting/fan locations | Owner | Living room, kitchen, bathrooms, etc. |
Begin off-site cabinet door painting (if applicable) | Owner | Allows dry/cure time before reinstall |
Confirm on-site measurements for mudroom cabinetry | Owner | Double-check after demo for accuracy |
Confirm on-site measurements for kitchen appliances | Owner | Double-check after demo for accuracy |
SPRINT 1: STRUCTURAL, DEMO, ELECTRICAL, PAINT PREP
Phase 1–2: Structural Repairs + Demo Phase 1
- Foundation wall crack repair (Permit Required)
- Replace rotted pole under sunroom (Permit Required)
- Living room: remove faux beams, ceiling fan
- Basement: spray vinegar, remove carpet, studs, paneling, shower
- Bathrooms: remove vanities, mirrors, wallpaper
- Kitchen: remove flooring, oven, range, dishwasher
- Coordination Zone: Basement crews (demo) and exterior workers (structural) must stagger access
Phase 3–4: Electrical Rough-Ins
- Replace outlets near water with GFCIs (Electrical Permit Required)
- Conduct outlet grounding assessment (Permit if circuit changes)
- Install exhaust fans (3 bathrooms + kitchen) (Permit Required)
- Run wiring and install lighting (kitchen, living room) (Permit Required)
- Cap fluorescent light, remove kitchen valance
- Coordination Zone: Living room and kitchen cleared for access
- Go/No-Go Checkpoint: Proceed only if outlet assessment complete
Phase 5: Inspection & Wall Patching
- Conduct electrical rough-in inspection
- Patch drywall (fan installs, ceiling boxes)
- Sand and spot prime repair areas
Phase 6: Painting Prep & Cure Buffer
- Final surface prep, caulking, masking
- Apply ceiling paint
- Overnight cure time
Phase 7: Painting – Walls + Cabinet Finish Parallel Work
- Paint all walls
- Remove old carpet after paint per room
- Continue off-site cabinet painting
- Go/No-Go Checkpoint: Floor refinishing only after paint cure
SPRINT 2: FLOORING & FIXTURE INSTALLATION
Phase 8–9: Tile & Laminate Installation
- Install tile: kitchen, bathrooms (Permit if subfloor/plumbing changes)
- Begin laminate in sunroom or basement
- Grout tile (48-hour cure minimum)
- Coordination Zone: Separate tile and appliance crews
- Go/No-Go Checkpoint: Appliances only after grout cure
Phase 10: Floating Buffer / Adjustment
- Cushion for tile/grout/paint delays
- Continue mudroom cabinet/cubby install (Permit if framing modified)
Phase 11: Hardwood Refinishing – Day 1
- Sand + 1st coat polyurethane
- No-traffic policy enforced
Phase 12: Hardwood Refinishing – Day 2
- Apply 2nd coat polyurethane
- Full cure (24–48 hours)
- Coordination Zone: Separate paths for carpenters and floor work
Phase 13: Carpet Installation + Kitchen Appliance Moves
- Install carpet (after hardwood cure)
- Move fridge, install combo range (Permits if connections modified)
- Reinstall painted cabinet doors
- Go/No-Go Checkpoint: Proceed only after hardwood passes cure test
Phase 14: Final Installations & Touch-ups
- Install vanities/mirrors (Plumbing Permit Required)
- Final trim/baseboard touch-ups
- Finish mudroom + cat area (Permit if venting or structural)
SPRINT 3: PUNCH LIST & CONTINGENCY BUFFER
Phase 15–16:
- Buffer for extra hardwood finish/coats
- Finish any pending installs or fitment fixes
Phase 17: Walk-through & Punch List Creation
- Test all systems (fans, lights, plumbing, appliances)
Phase 18–19: Punch List Resolution
- Resolve issues
- Final clean-up and dust control
Phase 20–21: Final Wrap
- Final inspections (if needed)
- Project handover and photo documentation