Inspection & Reporting Program | Kestra Apartments

How Dueall inspects and reports on this project

Kestra is a fully occupied envelope remediation. Almost everything that matters gets covered up within days of being built, and the resident is back on the balcony the week after. The inspection program exists so that the Owner and the Engineer of Record can see every assembly before it disappears, and so that a finding is a dated record with a photograph rather than a conversation on a scaffold.

What this document is

A representative sample, not the complete set. Seven inspection templates and eight reports are reproduced here to show the format, the level of detail, and how a finding travels from the wall to the Owner's inbox. The full Kestra program is larger. It adds trade-specific inspections for roofing, post-tension anchor repair, cement board siding, sealant work, mock-up acceptance, and third-party testing, along with any reporting the Owner or the Engineer of Record wants added.

The complete inspection and reporting matrix is built out during preconstruction with the Engineer of Record and issued for approval before mobilization. Nothing in this document should be read as the boundary of what gets inspected at Kestra.

templates sampled in this document

The same checklist every time

Seven of Dueall's standing templates, already in use on occupied restoration work and re-specified for the Kestra assemblies. The superintendent is not deciding what to look at. The checklist decides, and it does not get shorter when the schedule gets tight. The Kestra set is broader than what is shown here.

engineer hold points

Work stops at the gate

Six defined gates where the assembly does not advance until the Engineer of Record has looked at it. Weather barrier before lath. Flashing before cladding. Stucco final before paint. Each gate is requested in writing with a minimum of 48 hours notice.

100%

findings issued in writing

No verbal-only findings

A Fail response is entered against the specific line item with a comment and a photograph, and the record goes to the trade partner and to the Owner the same day. When it is corrected, the original Fail stays in the record next to the Pass that closed it.

5:00

pm daily log deadline

Reporting on a clock

The daily log is issued by 5:00 PM the same day, not the next morning. Manpower by trade and location, weather, field notes, photographs, and every inspection performed. Fourteen months of that is the project record.

Templates sampled here

Checklist sections shown

255

Checklist items shown

Engineer hold points

Reports sampled here

Procore

Where every record is created and kept

Platform

Every inspection and report shown here is created, answered, and closed in Procore

Answered at the wall

Inspections are opened and responded to in Procore on a phone at the assembly. Pass, Fail, or N/A, with the comment and the photograph attached to that line item before the inspector walks away. Nothing is transcribed from a notepad later.

Owner and Engineer have direct access

The Owner and the Engineer of Record are given Procore access on this project. Inspections, daily logs, photographs, RFIs, and submittals are visible as they are created. Nothing has to be requested, exported, or forwarded to be seen.

Reports are outputs, not re-entry

The daily log, the inspection records, and the deficiency register are generated from the same Procore data and distributed to the standing list. There is no second system to reconcile and no version of the record that only Dueall can see.

The closeout archive is already built

At completion the Procore record exports complete: every inspection, response, comment, photograph, and test report, organized by building and elevation, delivered with the closeout package per Section 01700.

The inspection set

Seven of the Kestra templates are shown: two safety templates that govern how the site runs, and five quality templates aimed at the assemblies that carry water. Select any card to open its full checklist in the library below. Additional trade templates are issued in the same format and live in the same Procore inspection library.

INSP-01Safety

Pre-Demolition Planning & Setup

When: Once per building, before any cladding, balcony, or roof demolition begins. Re-run at each new segment.
Owner: Dueall Site Superintendent
Reviewed by: QA/QC Manager, Engineer of Record

5 sections33 items

INSP-02Safety

Site Safety Compliance Review

When: Routine, on a schedule governed by the volume of activity on site. Typically every two weeks with all four buildings active.
Owner: Dueall Safety Manager
Reviewed by: Project Manager, Owner, Engineer of Record

3 sections67 items

INSP-03Quality

Lath & Stucco Accessories

When: Per elevation, per building, after weather barrier approval and before scratch coat. Ends in a hard hold point.
Owner: Dueall Field Engineer
Reviewed by: QA/QC Manager, Engineer of Record, Building Department

5 sections25 items

INSP-04Quality

Windows & Exterior Doors

When: Per opening group, per unit. Flashing is verified before the unit is set and again before cladding closes the opening.
Owner: Dueall Field Engineer
Reviewed by: QA/QC Manager, Engineer of Record

4 sections28 items

INSP-05Quality

Balcony Waterproof Deck Coating

When: Per balcony, after framing and decking replacement is accepted and before the balcony is released back to the resident.
Owner: Dueall Field Engineer
Reviewed by: QA/QC Manager, Engineer of Record

5 sections24 items

INSP-06Quality

Exterior Painting & Coatings

When: Per elevation, after the stucco final and building department inspection release the hold point.
Owner: Dueall Field Engineer
Reviewed by: QA/QC Manager, Owner

5 sections26 items

INSP-07Quality

Construction Workmanship Compliance Review

When: Rolling review across all active buildings. Every open assembly gets looked at whether or not a trade-specific inspection is due.
Owner: Dueall QA/QC Manager
Reviewed by: Project Manager, Owner, Engineer of Record

8 sections52 items

Checklist library

The full item list for each of the seven templates shown, as it will be issued at Kestra. Items marked HP are hold points where work stops until the Engineer of Record releases the assembly. Items marked DOC are documentation requirements that must be satisfied for the inspection to close. These seven are reproduced in full so the detail is visible. They are a sample of the Kestra library, not all of it. Each is configured as a Procore inspection template and answered line by line in the field.

INSP-01 · Pre-Demolition Planning & Setup

Kestra buildings stay occupied through demolition. This is the gate that proves the resident protection, scaffold, and utility isolation are in place before the first fastener comes out.

TypeSafety

TradeDemolition / Site Setup

ReferenceSection 01010, Section 01500, 29 CFR 1926 Subpart T

FrequencyOnce per building, before any cladding, balcony, or roof demolition begins. Re-run at each new segment.

Performed byDueall Site Superintendent

Distributed toQA/QC Manager, Engineer of Record

No.	Inspection item	Pass	Fail	N/A
A. Planning & Setup
1.1	Competent person assigned and documented for demolition operations at this building.
1.2	Engineer survey reviewed; structural stability and hazard areas identified and marked.
1.3	Pre-existing conditions photo and video documentation complete and issued to Owner and Engineer before start, per Section 01010 Para B.4.
1.4	Pre-start meeting held with the cladding subcontractor covering demolition scope, sequence, and controls.
1.5	Utility locations verified: gas, water, electrical, communications, low voltage.
1.6	Utilities locked out and tagged out per LOTO procedures where isolation is required.
1.7	Utility disconnection confirmed with written sign-off from the utility representative where required.
1.8	Resident protection systems installed: covered walkways, overhead protection at entries, lit egress paths.
1.9	Resident notification issued and posted; Life Safety Plan current and posted for the affected building.
B. Fall Protection, Barricades & Access Control
2.1	Fall protection systems inspected and verified compliant: guardrails, anchors, harness and lanyard use.
2.2	Scaffold inspected for access, stability, and tie-ins; signed and sealed engineered scaffold drawings on site.
2.3	Barricades, cones, warning tape, and controlled access zone signage in place at grade below the work.
2.4	Resident egress routes confirmed, clearly marked, and unobstructed at all hours.
2.5	Controlled Access Zones established and documented.
2.6	PPE availability, storage condition, and emergency access routes verified.
2.7	Where balcony guardrails are removed, temporary guarding installed and unit balcony access controlled.
2.8	Work confined to the 9:00 AM to 5:00 PM weekday window; site returned to residents at shift end.
C. Worker Training & PPE Verification
3.1	PPE orientation confirmed for all Dueall and subcontractor personnel on the building.
3.2	Field observation verifies proper PPE use: hard hat, eye protection, gloves, high-visibility.
3.3	Respiratory protection used correctly where dust is generated.
3.4	Dust control and water suppression equipment functional and staged before demolition starts.
3.5	Subcontractor compliance spot checks conducted and documented.
3.6	Removed material inspected to confirm adequate remaining substrate for weather barrier, lath, and future tie-in overlaps.
D. Active Demolition Supervision
4.1	Removal sequence performed in the safest structural order for the conditions found.
4.2	Fastener removal performed in a way that prevents flying debris toward occupied areas.
4.3	Sheathing and framing inspected immediately as areas are exposed; damaged quantities recorded against the Unit Price line items and reported to the Engineer.
4.4	Debris containment maintained: chutes where required, bins covered, labeled, and not overfilled.
4.5	Dust suppression maintained continuously throughout operations.
4.6	Work areas free of trip hazards, protruding fasteners, and unsafe debris piles.
E. Cleanup, Site Security & Exposure Protection
5.1	End of shift cleanup verified: no loose debris, hazards, or unsecured tools left in resident areas.
5.2	Waste bins and disposal zones closed, labeled, and secured.
5.3	Open wall and deck areas dried in before shift end or protected against the forecast.
5.4	Daily demolition documentation complete: log entry, photos, PPE records, and corrective actions issued to the responsible trade.

Every item records a response, the responder's role, and a time stamp. Any Fail requires a written comment and at least one photograph before the inspection can be closed.

INSP-02 · Site Safety Compliance Review

The result is shared with internal staff and with every trade partner on site. Any OSHA deficiency requires immediate resolution by the responsible party, Dueall included.

TypeSafety

TradeProject Management & Coordination

ReferenceSection 00720 General Conditions, 29 CFR 1926, FDEP NPDES CGP

FrequencyRoutine, on a schedule governed by the volume of activity on site. Typically every two weeks with all four buildings active.

Performed byDueall Safety Manager

Distributed toProject Manager, Owner, Engineer of Record

No.	Inspection item	Pass	Fail	N/A
A. OSHA Safety Compliance
1.1	Office area and material storage areas have safety expectations posted.
1.2	OSHA 300 log and required safety postings displayed.
1.3	Daily site safety meeting conducted and documented.
1.4	Material storage and site access controlled by fencing and gates.
1.5	PPE requirements covered at the daily safety huddle and enforced through the shift.
1.6	All workers wearing required PPE: hard hats, high-visibility, boots.
1.7	Eye and face protection used where needed.
1.8	Hearing protection available and used.
1.9	Respiratory protection used where required.
1.10	Fall protection in use above 6 feet.
1.11	Guardrails, toe boards, and mid-rails installed properly.
1.12	Ladders in good condition and properly used.
1.13	Scaffolding erected and inspected by a competent person each morning.
1.14	Aerial lifts inspected and operated by a certified user.
1.15	All work surfaces including scaffold planking free of debris and trip hazards.
1.16	Scaffold has proper access points at every level in use.
1.17	Scaffold fully planked at every working level.
1.18	Any change in work level greater than 2 feet has a step on the scaffold planking.
1.19	Scaffold has a top handrail at 45 inches maximum set down.
1.20	Scaffold has midpoint handrails and a minimum 3-1/2 inch toe board.
1.21	Any scaffold work surface greater than 10 feet has fall protection.
1.22	Fire extinguishers available, charged, and inspected.
1.23	Flammable liquids stored properly.
1.24	Lockout and tagout procedures followed.
1.25	Tools and equipment maintained in good condition.
1.26	Stairways free of hazards and obstructions.
1.27	Electrical cords inspected and GFCI protection in use.
1.28	Forklifts and telehandlers inspected and operated by a certified user.
1.29	Material storage stable and secure, including on scaffold decks.
1.30	Traffic control and signage in place at resident drive aisles and parking.
1.31	First aid kits stocked and available.
1.32	Safety Data Sheets on site and accessible.
1.33	Copy of the Dueall Construction Safety Program readily available on site.
1.34	Confined space procedures followed where applicable.
1.35	Weather related protections in place for heat, lightning, and high wind.
1.36	Emergency contact information posted.
1.37	Incident and near-miss reporting process followed.
1.38	Equipment and tool operators competent and trained.
1.39	Safety audits performed and documented.
1.40	Corrective actions from prior inspections addressed and closed.
B. Occupied-Site Resident Protection
2.1	Life Safety Plan posted and current for each active building.
2.2	Resident egress paths continuously open, lit, and free of stored material.
2.3	Overhead protection intact at all building entries under active work.
2.4	Scaffold ground level access points secured against resident and child entry outside work hours.
2.5	Work hours held to 9:00 AM to 5:00 PM weekdays; no unauthorized weekend or early start activity.
2.6	Resident parking and drive aisle closures match what was noticed in advance.
2.7	Balcony and unit access events coordinated with the notice schedule; no unnoticed entry.
C. Stormwater and Environmental Compliance
3.1	Stormwater pollution prevention plan on site and current.
3.2	Stormwater permit posted as required.
3.3	Construction entrance stabilized.
3.4	Best management practices installed and maintained.
3.5	Inlet protection devices in place at all affected structures.
3.6	Perimeter controls intact.
3.7	Sediment controls functioning properly.
3.8	Stockpiles stabilized and covered.
3.9	Concrete and stucco washout properly contained.
3.10	Portable toilets located and secured a minimum of 20 feet from any water flow.
3.11	Spill kits available and stocked at fueling and storage areas.
3.12	No sediment discharged into the streetscape from construction activity.
3.13	No evidence of illicit discharges.
3.14	Trash and debris properly contained.
3.15	Fueling areas protected from runoff.
3.16	Vehicle and equipment washing areas contained.
3.17	Weekly stormwater inspections documented.
3.18	Corrective actions from the previous week implemented.
3.19	Final stabilization measures underway or complete at released areas.
3.20	No signs of off-site sediment migration toward the pond or adjacent property.

Every item records a response, the responder's role, and a time stamp. Any Fail requires a written comment and at least one photograph before the inspection can be closed.

INSP-03 · Lath & Stucco Accessories

Lath and accessory placement is the last moment anything behind the stucco can be seen. Once the scratch coat is on, a missed weep or an uncut control joint costs a wall.

TypeQuality

TradeWeather Barriers / Plaster

ReferenceSection 09200, ASTM C1063, ASTM C926, ACI 524, FBC Ch. 14 & 25

FrequencyPer elevation, per building, after weather barrier approval and before scratch coat. Ends in a hard hold point.

Performed byDueall Field Engineer

Distributed toQA/QC Manager, Engineer of Record, Building Department

No.	Inspection item	Pass	Fail	N/A
A. Pre-Installation Verification
1.1	HPHOLD POINT cleared: weather barrier inspected and approved. Drainable house wrap continuous, seam tape at all joints and terminations.
1.2	Lath product confirmed against the approved submittal: paper-backed metal lath per Bid Item B.4.
1.3	Sheathing replacement complete and accepted; quantities logged to the Unit Price line and signed by the Engineer.
1.4	All stucco accessories on hand and matching the approved submittal: weep screed, casing bead, corner bead, control joint.
1.5	Approved mock-up available on site as the accepted standard for accessories, bands, reveals, and terminations.
B. Fastening
2.1	Fasteners at framing members at the spacing required by ASTM C1063 and the manufacturer instructions.
2.2	Staples, where used, have minimum 1-1/2 inch legs and 1 inch crown.
2.3	Fasteners are hot-dipped galvanized and appropriate for exterior exposure.
2.4	Fasteners penetrate framing to the depth required by ASTM C1063; length increased where sheathing thickness or continuous insulation prevents penetration.
C. Installation
3.1	Lath laps per manufacturer instruction; lath pulled taut with no sagging, buckling, or loose areas.
3.2	Inside corners: lath bent tight and carried past the corner to the next framing member.
3.3	Outside corners: lath cut at the corner and tied to the corner bead.
3.4	Control joints: lath cut each side and independently fastened. Lath is never continuous across a joint.
3.5	Lath installed without tearing or penetrating the drainage plane; any damage repaired per the weather barrier manufacturer instructions.
D. Stucco Accessories
4.1	Casing bead at all terminations against dissimilar materials.
4.2	Corner bead at all outside corners, straight and true to the mock-up standard.
4.3	Control joints installed at the locations shown on the Engineer drawings and at the spacing required by ASTM C1063.
4.4	Weep screed installed at each floor level and at the foundation per Bid Item B.4.
4.5	Foundation weep screed held a minimum of 4 inches above finish grade and 2 inches above paved surfaces.
4.6	Weep holes and drainage kerfs open; protective tape removed before scratch coat.
4.7	Aluminum metal head flashing installed at all windows and doors per Bid Item B.6 and correctly lapped with the weather barrier.
4.8	Accessories fastened with the minimum fasteners required. No over-fastening that restrains movement.
4.9	DOCPHOTO: casing bead, corner bead, control joints, weep screed, and head flashing close-ups plus a full elevation overview.
E. Hold Point & Sign-Off
5.1	HPHOLD POINT: lath and accessory inspection complete and approved by the Engineer and the building department before scratch coat.
5.2	Inspection record, photographs, and Engineer approval distributed the same day.

Every item records a response, the responder's role, and a time stamp. Any Fail requires a written comment and at least one photograph before the inspection can be closed.

INSP-04 · Windows & Exterior Doors

Kestra reinstalls existing windows under the base bid and replaces them under the alternate. Either way the opening flashing is new, and it is the single most tested detail on the project.

TypeQuality

TradeWindows / Openings

ReferenceBid Items E, F, G, H; Section 07900; ASTM E1105

FrequencyPer opening group, per unit. Flashing is verified before the unit is set and again before cladding closes the opening.

Performed byDueall Field Engineer

Distributed toQA/QC Manager, Engineer of Record

No.	Inspection item	Pass	Fail	N/A
A. Pre-Installation Verification
1.1	Window and door schedule verified for the unit: size, type, and opening confirmed against the field count and approved submittals.
1.2	Replacement units under the alternate: Florida Product Approval or NOA on site, label present on each unit, and size, profile, color, and performance class matching existing.
1.3	Wind design criteria verified against the Engineer documents and the product approval.
1.4	Interior protection complete before removal: dust barrier, floor covering, furniture relocated, window treatments removed and stored.
1.5	Removed units tagged by unit number and stored protected for reinstallation under the base bid.
1.6	Rough openings square, plumb, and level; diagonals within 1/8 inch.
1.7	Bucks and substrate sound; deteriorated material removed and replaced and quantities logged to the Unit Price line.
1.8	DOCPHOTO: rough opening with completed flashing before the unit is set.
B. Rough Opening Flashing
2.1	Weather barrier cut back and prepared at the opening perimeter per the Engineer detail.
2.2	Self-adhering membrane sill pan installed first, turned up the jambs, with formed or sealed corners per Bid Items B.2 and C.2.
2.3	Jamb flashing lapped over the sill pan, shingle fashion.
2.4	Head flashing lapped over the jamb flashing and tucked under the weather barrier above.
2.5	Membrane fully rolled. No fishmouths, wrinkles, or unbonded edges.
2.6	Aluminum metal head flashing installed per Bid Item B.6 or C.5 where scheduled and integrated with the membrane.
2.7	DOCPHOTO: each flashing step. Sill pan, jambs, head, and corners.
C. Installation
3.1	Unit set plumb, level, and square; shimmed at anchor points per the manufacturer instructions.
3.2	Shim space within the manufacturer tolerance.
3.3	Flange bedded in a continuous sealant bead at head and jambs.
3.4	Sill flange left with a drainage gap at each corner. The sill is never continuously sealed.
3.5	Anchors and fasteners installed per the product approval schedule: type, size, spacing, and edge distance.
3.6	Perimeter sealant joint sized, backed with rod, and tooled per Section 07900.
3.7	Sliding glass doors and passage doors: threshold pan and end dams installed per detail before the unit is set.
D. Testing, Interior Restoration & Hold Point
4.1	ASTM E1105 water infiltration testing performed at 10 percent of reinstalled windows per building under the base bid, or 2 percent of replacement windows per building under the alternate. Test pressure not less than 6.0 psf.
4.2	Test results recorded and issued to the Engineer. Failures repaired and retested.
4.3	Interior drywall, sill, and baseboard replaced; panel to panel paint applied so no patch is visible.
4.4	Unit operation verified: opens, closes, locks, and weeps clear.
4.5	HPHOLD POINT: opening flashing, anchorage, and testing approved by the Engineer before lath or siding closes the opening.
4.6	DOCPHOTO: installed unit exterior wide, plus sealant, flange, and anchorage close-ups, plus completed interior restoration.

Every item records a response, the responder's role, and a time stamp. Any Fail requires a written comment and at least one photograph before the inspection can be closed.

INSP-05 · Balcony Waterproof Deck Coating

Every balcony at Kestra is rebuilt and recoated. The coating is the only thing between a wood deck and standing Florida rain, and the resident is standing on it the day after we finish.

TypeQuality

TradeWaterproofing

ReferenceBid Item I.5; ASTM C920; system Florida Product Approval

FrequencyPer balcony, after framing and decking replacement is accepted and before the balcony is released back to the resident.

Performed byDueall Field Engineer

Distributed toQA/QC Manager, Engineer of Record

No.	Inspection item	Pass	Fail	N/A
A. Substrate & Pre-Installation
1.1	Balcony framing and decking replacement complete and structurally accepted.
1.2	Deck sheathing thickness and grade meet the approved coating system requirements. Panels clean, dry, fasteners flush, no splits or protrusions.
1.3	Positive slope to drain verified, minimum 1/4 inch per foot toward the deck edge or drain.
1.4	Approved coating system submittal on site. Product lot numbers recorded for the warranty file.
1.5	Galvanized sheet metal edge flashing installed with an angled drip, at the gauge required by the system approval, and correctly lapped over the weather barrier.
1.6	Weeps and drainage provisions at the deck perimeter installed and open.
B. Lath & Reinforcement
2.1	Galvanized metal lath installed over the substrate with laps per the system approval.
2.2	Lath fastened per the system requirements. No loose lath and no exposed wire after base coat.
2.3	Wall transition flashing installed behind the base coat and integrated with the wall weather barrier.
C. Base Coat & Membrane
3.1	Base coat applied at the manufacturer specified thickness. Uniform, no voids.
3.2	Reinforcing fabric fully embedded in resin. No dry fabric visible.
3.3	Fabric laps at the manufacturer minimum and rolled flat to remove bubbles.
3.4	Vertical flashings and wall terminations coated per the manufacturer detail.
3.5	DOCPHOTO: base coat with embedded fabric, overall plus close-ups.
D. Top Coat & Sealer
4.1	Top coat applied at the manufacturer specified thickness over a fully cured base coat.
4.2	Pigmented sealer applied as the final layer. Uniform color, no streaking, matching the approved mock-up.
4.3	Ambient and surface temperature within the manufacturer range. No rain forecast during cure.
4.4	Each coat cured for the manufacturer required time and conditions before the next is applied.
4.5	Texture and slip resistance match the approved mock-up.
E. Perimeter Details & Sign-Off
5.1	ASTM C920 sealant continuous between the coating termination and adjacent construction.
5.2	Coating turned up at walls and terminated per the system detail. No reverse laps.
5.3	Guardrail post penetrations sealed per detail. No penetration left unflashed.
5.4	HPHOLD POINT: deck inspection with the Engineer. Watertight verified before traffic loading and before the balcony is returned to the resident.
5.5	DOCPHOTO: completed deck wide, plus perimeter flashing and wall termination details.

Every item records a response, the responder's role, and a time stamp. Any Fail requires a written comment and at least one photograph before the inspection can be closed.

INSP-06 · Exterior Painting & Coatings

Paint is what the Owner and every resident actually sees. It is also the finish that hides nothing: a bridged control joint or a shade break between scaffold drops shows from the parking lot.

TypeQuality

TradePainting and Coatings

ReferenceBid Item K; Section 09900

FrequencyPer elevation, after the stucco final and building department inspection release the hold point.

Performed byDueall Field Engineer

Distributed toQA/QC Manager, Owner

No.	Inspection item	Pass	Fail	N/A
A. Pre-Painting Conditions
1.1	HPHOLD POINT cleared: stucco final inspection complete and building department inspection passed.
1.2	Stucco cure time met: minimum 7 days before paint prep, or per the approved primer manufacturer requirements.
1.3	Substrate clean, dry, and free of efflorescence, chalk, and dust. Pressure washed where required.
1.4	Substrate pH verified between 6 and 13 before primer.
1.5	Surface and ambient temperature within the product range. No rain forecast in the next 24 hours.
1.6	Weep screed kerf and control joints protected. Not painted, not filled, not bridged.
1.7	Adjacent surfaces masked: windows, sliding glass doors excluded from paint scope per Section 09900 Para 1.03.C, factory finished surfaces, hardware, and balcony decking.
B. Primer
2.1	Primer product confirmed against the approved submittal for this substrate.
2.2	Primer applied at the manufacturer specified coverage rate.
2.3	Uniform coverage. No thin spots, surface glaze, or holidays.
2.4	Recoat window observed: 4 hours to touch and 24 hours before topcoat unless the product data states otherwise.
C. Top Coat
3.1	Product and color confirmed against the approved submittal and the accepted color mock-up.
3.2	First coat applied at the specified wet and dry mil thickness. Coverage rate recorded.
3.3	Recoat window observed before the second coat.
3.4	Second coat applied at the same mil thickness. Full hide, uniform sheen.
3.5	No lap marks, brush marks, drips, runs, or orange peel.
3.6	Color and sheen uniform across the elevation. No streaking or shade variation between scaffold drops.
D. Metals, Trim & Coordination
4.1	Ferrous metals prepared and primed with the approved metal primer.
4.2	Metal topcoat product and color per the approved submittal, full coverage including cut ends.
4.3	Fascia and trim primed on all surfaces including cut ends per Section 06100 Para 3.01.H.
4.4	Painting sequenced so there is no overspray onto the balcony traffic coating, glazing, or hardware.
E. Interior Restoration & Sign-Off
5.1	Interior surfaces altered by the work painted panel to panel so no patch is visible.
5.2	Sealants painted where the specification requires. Control and expansion joints not bridged with paint.
5.3	Applicator qualification on file: commercial painting firm with minimum 3 years documented experience.
5.4	Touch-ups complete, site cleaned of paint debris, resident areas returned clean.
5.5	DOCPHOTO: each completed elevation wide, plus color and sheen close-ups.

Every item records a response, the responder's role, and a time stamp. Any Fail requires a written comment and at least one photograph before the inspection can be closed.

INSP-07 · Construction Workmanship Compliance Review

The trade inspections catch the assembly they are aimed at. This one is the sweep that catches everything between them, and it is where repeat findings get escalated to the trade partner in writing.

TypeQuality

TradeProject Management & Coordination

ReferenceSection 01400 Quality Control

FrequencyRolling review across all active buildings. Every open assembly gets looked at whether or not a trade-specific inspection is due.

Performed byDueall QA/QC Manager

Distributed toProject Manager, Owner, Engineer of Record

No.	Inspection item	Pass	Fail	N/A
A. Site Management and Housekeeping
1.1	Final cleaning completed and debris removed from released areas.
1.2	Current plans, specifications, and approved submittals available on site for Dueall and every trade.
1.3	Steps taken to correct concerns raised in the previous review.
1.4	Demolition debris contained; waste bins clearly marked and covered.
1.5	Water and dust control equipment installed and maintained.
B. Structural, Sheathing and Framing
2.1	Exterior sheathing expansion gaps of 1/8 inch maintained at panel edges.
2.2	Sheathing fasteners flush, not overdriven.
2.3	Sheathing protected from rain before weather barrier installation.
2.4	Engineered repair detail on site where one is required.
2.5	Post-tension anchor work set, documented, and stressed per the repair protocol with Engineer verification.
2.6	Structural framing plumb, level, and square.
2.7	Insulation replacement meets the application and code requirement.
2.8	Sheathing nailing at edges and field per the structural drawings.
2.9	Balcony framing, decking, and column framing installed per the Engineer detail.
C. Weather Barrier
3.1	Drainable house wrap installed and sealed across the full assembly.
3.2	Weather barrier fastened with the manufacturer approved fastener, not stapled loose.
3.3	No vertical seam closer than 12 inches to any inside or outside corner.
3.4	All weather barrier damage corrected per the manufacturer instructions before cover.
3.5	Weather barrier installed with a minimum 6 inch overlap and seam tape at all joints and terminations.
D. Flashing and Waterproofing
4.1	Window and door openings flashed per the Engineer detail.
4.2	Exterior cladding flashed and installed per the manufacturer instructions.
4.3	Mechanical, electrical, and plumbing penetrations sealed and flashed per manufacturer instructions.
4.4	Cement board siding has flashing at all horizontal joints per the manufacturer requirement.
4.5	Control and expansion joints in place and backed with flashing.
4.6	No fastener installed in a way that restrains movement at a vertical control joint.
E. Cement Board Siding
5.1	Field cut edges primed before installation.
5.2	Minimum 1 inch clearance held from roofs, stairs, decks, and walks.
5.3	Required gap held at Z flashing locations and left uncaulked per the manufacturer instructions.
5.4	Lap siding fasteners placed 3/4 inch to 1 inch down from the top edge of the plank.
5.5	Any siding terminating near grade held a minimum of 6 inches above finish grade.
5.6	Fastener heads terminate flush at the surface and are not overdriven.
F. Lath and Three-Coat Stucco
6.1	Weep screed installed at the base with clearance verified.
6.2	Accessories level, plumb, and set to receive stucco embedment.
6.3	Foundation weep screed at the correct minimum height above finish grade.
6.4	Lath overlaps at sides and ends per ASTM C1063 and the manufacturer instruction.
6.5	Scratch coat at 3/8 inch, fully embedding the lath, scored, and moist cured 48 hours.
6.6	Scratch coat not being applied with a slicker trowel.
6.7	Brown coat at 3/8 inch, flat and true, bringing total base thickness to 3/4 inch, moist cured 48 hours.
6.8	Finish coat at 1/8 inch, texture matching the approved mock-up, cured for pH reduction before paint.
6.9	No cold joints in the base coats. Material placed between 40 and 120 degrees F.
6.10	Decorative bands and architectural features match the approved mock-up profile and projection.
6.11	Furring and fastening points land only on structural members.
G. Sealant and Joint Treatment
7.1	Backer rod or bond breaker used at all dissimilar material joints.
7.2	Sealant tooled properly with a tool, not a finger; masking removed while sealant is wet.
7.3	Sealant applied continuously and tooled flush at expansion material.
7.4	Sealant applicator approved by the sealant manufacturer with minimum 5 years documented experience.
H. Paint, Coatings and Compliance
8.1	Interior finishes reinstalled with the approved contract materials.
8.2	Stucco minimum 7 days old before paint preparation.
8.3	Surface pH between 6 and 13 before any primer application.
8.4	Primer dry time observed: 4 hours to touch, 24 hours before topcoat.
8.5	Final coat dry time observed: 4 to 6 hours, recoat 24 to 48 hours depending on conditions.
8.6	Electrical devices and covers reinstalled and functional where removed for envelope work.

Every item records a response, the responder's role, and a time stamp. Any Fail requires a written comment and at least one photograph before the inspection can be closed.

Engineer hold points

A hold point is a gate, not a courtesy notice. The assembly behind it does not advance until the Engineer of Record releases it in writing. Each gate is requested a minimum of 48 hours ahead with the building, elevation, and readiness confirmation attached.

Gate	Hold point	Triggered	What is verified	Released by
HP-1	Pre-demolition release	Before any cladding, balcony, or roof demolition on a building	Resident protection, scaffold, utility isolation, and pre-existing conditions documentation verified.	Dueall Superintendent, Engineer of Record
HP-2	Weather barrier approved	Before lath or siding on an elevation	Drainable house wrap continuity, laps, seam tape, and opening integration verified while still visible.	Engineer of Record
HP-3	Opening flashing and anchorage	Before cladding closes a window or door opening	Sill pan, jamb and head flashing, anchorage per product approval, and ASTM E1105 results in hand.	Engineer of Record
HP-4	Lath and accessories	Before scratch coat on an elevation	Lath fastening, control joint cuts, weep screed height, and head flashing verified.	Engineer of Record, Building Department
HP-5	Stucco final	Before paint preparation on an elevation	Three-coat thickness, cure time, and building department inspection cleared.	Engineer of Record, Building Department
HP-6	Balcony deck watertight	Before traffic loading and before the balcony returns to the resident	Coating thickness, terminations, penetrations, and drainage verified watertight.	Engineer of Record

If a gate cannot be met on the requested date, Dueall reschedules the trade rather than proceeding. A covered assembly that was never inspected is opened back up at Dueall's cost.

Daily field log

Issued every work day by 5:00 PM to the Owner and the Engineer of Record. The log is the spine of the project record: it is what establishes who was on site, where they were, what the weather did, and which inspections were performed on any given day of the fourteen months.

Weather and observed conditions

Recorded high, low, and average temperature, precipitation since midnight and for the prior two days, humidity, wind, plus timed field observations at the start and middle of the shift with any weather delay flagged.

Manpower

Every company on site, headcount, hours, total hours, and the building and elevation they worked. This is what supports a delay claim, a weather day, or a manpower question twelve months later.

Field notes

Narrative by location with photographs attached. Progress, coordination items, conditions found on exposure, and anything the Owner or Engineer will want to know before the next walk.

Inspections performed

Every inspection run that day with start and end time, inspecting entity, type, location, and result. Third party and building department inspections are logged the same way.

Quantities on exposure

Sheathing, framing, and other unit price quantities recorded at the moment the condition is exposed and photographed, so they are agreed in the field rather than reconciled from memory at the pay application.

Distribution through Procore

The log is published in Procore and distributed automatically to the Owner and the Engineer of Record. Trade partners receive the portions that concern their scope. Nothing waits for a weekly meeting to be visible.

Illustrative sampleThe tables below show the format of a Kestra daily log using representative activity. They are examples of structure, not a record of work performed.

Manpower — illustrative day

Company	Location	Activity	Workers	Hours
Cladding Subcontractor	Building 1 › North	Scaffold erection	7	56.0
Cladding Subcontractor	Building 1 › East	Three-coat stucco, scratch coat	10	80.0
Cladding Subcontractor	Building 4 › South	Weather barrier and seam tape	7	56.0
Painting Subcontractor	Building 1 › West	Exterior primer	2	16.0
Painting Subcontractor	Building 1 › West	Exterior finish coat	8	64.0
Dueall Construction	Building 4 › South	Carpentry and sheathing repairs	8	64.0
Dueall Construction	Site wide	Project management and supervision	8	64.0
Window Subcontractor	Building 4 › North	Arched window removal and reinstall	5	40.0
Window Subcontractor	Building 1 › North	Overhead and condenser protection	2	16.0
Window Subcontractor	Building 2 › East	Covered porch door installation	3	24.0
Roofing Subcontractor	Building 1 › West	Coping and edge metal	2	16.0
Roofing Subcontractor	Building 4 › South	Roof tear-off and dry-in	8	64.0
Balcony Subcontractor	Building 1 › East	Deck coating base coat	4	32.0
Total on site			74	592.0

Field notes — illustrative day

Location	Note
Building 1 › North	Scaffold erection continues and is scheduled to top out today. Pre-demolition walk with the Engineer of Record is set for tomorrow morning.
Building 1 › East	Scratch coat completed Saturday. Crew hydrating stucco and correcting the areas flagged on Friday's workmanship review. Scratch coat inspection requested for 12:30 today.
Building 1 › West	Painting subcontractor continuing primer and finish coat on the west elevation. Control joints masked and verified before spray.
Building 4 › South	Sheathing replacement at the south elevation running above the estimated percentage. Quantities photographed and logged to the Unit Price line for Engineer verification.
Building 2 › East	Covered porch doors set. Threshold pans verified before units were installed.

Company names in the sample are shown by role. On the live project the log carries the actual trade partner names, and the Owner and Engineer receive the unredacted version.

What a completed inspection record looks like

A closed inspection is not a tick sheet. It carries the response history for every item, the comment that explains a Fail, the correction, and the re-inspection that closed it. This is the format the Owner and the Engineer of Record receive.

Illustrative sampleRepresentative record showing how findings and their close-out appear. Locations and results are examples, not Kestra field data. This is a Procore inspection record. The Owner and the Engineer of Record can open the live version and every attached photograph directly.

24/24

Items Inspected

Conforming

Deficient

N/A

Neutral

INSP-04 · Windows & Exterior Doors #12

TypeQuality

TradeWindows / Openings

LocationBuilding 1 › North Elevation › Units 104–108

Inspection DateIllustrative

StatusClosed

Created ByDueall Field Engineer

ResponsibleWindow Subcontractor

AssigneeDueall Field Engineer

DescriptionFive openings, sill pan and jamb flashing verified before units set

No.	Inspection item	Response	Activity and comments
A 1.6	Rough openings square, plumb, and level; diagonals within 1/8 inch.	Pass	Field Engineer responded Pass. Four of five within tolerance on first check.
B 2.2	Self-adhering membrane sill pan installed, turned up jambs, corners formed.	Pass	Field Engineer responded Pass after re-work. See B 2.5.
B 2.5	Membrane fully rolled. No fishmouths, wrinkles, or unbonded edges.	Fail	Field Engineer responded Fail. Comment: fishmouth at both lower corners, unit 106. Membrane relieved, re-cut, primed, and re-rolled by the window subcontractor same shift. Re-inspected and closed Pass.
C 3.4	Sill flange left with a drainage gap at each corner.	Fail	Field Engineer responded Fail. Comment: sill flange continuously sealed at units 105 and 106. Sealant cut back 2 inches at each corner and weep path verified with water. Re-inspected and closed Pass.
C 3.5	Anchors and fasteners installed per the product approval schedule.	Pass	Field Engineer responded Pass. Fastener count and edge distance verified against the approval schedule at each opening.
D 4.1	ASTM E1105 water infiltration testing at the required sample rate.	Pass	Independent testing agency. One opening tested in this group. No infiltration at 6.0 psf. Report issued to the Engineer.
D 4.5	HOLD POINT: approved by the Engineer before cladding closes the opening.	Pass	Engineer of Record released the hold point on the re-inspection walk. Lath released for this elevation.
D 4.6	PHOTO: exterior wide, sealant, flange, and anchorage close-ups.	Pass	18 photographs attached to the record and pushed to the Owner and Engineer with the daily report.

Attached photo set (excerpt)

Eight of twenty-four items shown. The two deficiencies remain permanently in the record alongside the responses that closed them. Photographs stay attached to the line item they support and travel with the record in Procore.

How a deficiency moves

Five steps, and none of them are optional. The point of the sequence is that a finding cannot quietly disappear: it is written down before it is fixed, and the record of the fix is attached to the original item.

Observed

The finding is entered against the specific checklist item with a Fail response, a written comment, and a photograph. Nothing is recorded verbally.

Field Engineer / Superintendent

Issued

The record is pushed the same day to the responsible trade partner and copied to the Owner and the Engineer of Record.

QA/QC Manager

Corrected

The trade partner corrects the work and notifies Dueall. If the item sits behind a hold point, that assembly does not advance.

Responsible trade partner

Re-inspected

The original item is re-responded, not overwritten. The Fail stays in the permanent record alongside the Pass that closed it.

Field Engineer

Closed or escalated

Closed with photo evidence. A repeat finding is escalated in writing to the trade partner's management and carried on the weekly register until the pattern stops.

QA/QC Manager

Repeat findings are the real signal. A single missed weep is a correction. The same missed weep on three elevations is a training or staffing problem at the trade partner, and it gets raised as one in writing.

Reporting and distribution

Eight standing deliverables, all generated from Procore rather than assembled by hand. The Owner and the Engineer of Record are on every one of them by default, and nothing on this list requires a request. This is the core reporting set shown as a sample. Additional project-specific reports are added during preconstruction at the Owner's or the Engineer's direction, and any Procore report can be scheduled to a distribution list.

Deliverable	Contents	Frequency	Issued to	Timing
Daily field log	Weather and observed conditions, manpower by trade and location, field notes with photographs, inspections performed that day.	Every work day	Owner, Engineer of Record	By 5:00 PM the same day
Quality inspection record	The full checklist with every response, every comment, hold point status, and the attached photo set.	Per inspection	Owner, Engineer, responsible trade partner	Same day as the walk
Hold point notice	Written request for inspection at a defined gate, with the assembly, location, and readiness confirmation.	Per gate	Engineer of Record, Owner	Minimum 48 hours before the gate
Deficiency register	Every open finding with responsible party, due date, and the evidence that closed it.	Weekly	Owner, Engineer, trade partners	Monday, with the weekly report
Site safety compliance review	OSHA compliance, occupied-site resident protection, and stormwater sections with corrective actions.	Every two weeks	Owner, Engineer, all trade partners	Within 24 hours of the walk
Weekly progress report	Schedule status by building, quantities logged to unit price lines, RFI and submittal status, photo set.	Weekly	Owner, Engineer of Record	Monday, before the weekly meeting
Pre-existing conditions package	Photo and video record of the building and adjacent site features before any work starts.	Per building	Owner, Engineer of Record	Before mobilization on that building
Closeout package	Operations and maintenance manuals, warranties, as-built documentation, and the full inspection and photo archive.	At completion	Owner, Engineer of Record	Per Section 01700

Photo and records standards

On an envelope project the photograph is the evidence. Five rules govern how the record is built so that it is usable at closeout and defensible years later.

Field photographsThe images below are pulled from Dueall inspection records and daily logs on comparable occupied exterior restoration work. They are shown to illustrate the documentation standard and the type of condition that gets captured. They are not photographs of the Kestra site.

Overall plus detail

Every inspection carries a wide shot that establishes location and close-ups of the specific condition being judged.

Before cover, always

Any concealed condition is photographed before it is covered. Weather barrier, flashing, lath, and framing are documented while visible.

Tied to the item number

Photographs are attached to the checklist item they support, not dumped into a folder. The item number is the index.

Pre-existing conditions

A full photo and video record of each building and the adjacent site is delivered to the Owner and Engineer before mobilization on that building.

Organized archive

The archive is kept by building, elevation, and date through the project and delivered complete at closeout.

Pre-demolition

Balcony with the guardrail removed and scaffold access overhead. The condition is recorded at the pre-demolition walk, before any removal starts.

Site safety

Scaffold planking and toe board from below. Full planking, midrail, and toe board are checked at every level in use.

Site safety

Scaffold platform at balcony level. Guarding and access are verified before any trade works off the deck.

Stormwater

Inlet protection at a drainage structure. Stormwater controls are photographed at each routine review.

Lath and stucco

Weather barrier and lath complete at a building corner. Elevation overview taken before the scratch coat hold point.

Lath and stucco

Opening jamb: lath tied and accessory set. Concealed work is always photographed before it is covered.

Lath and stucco

Base of wall at the weep screed. Height above grade and an open drainage kerf are verified and recorded.

Stucco

Scratch coat placed and being moist cured. Cure condition is part of the record, not just the finished surface.

Stucco

Scratch coat hydration in progress. The daily log carries the activity, the location, and the photograph together.

Stucco

Scratch coat complete across a full elevation. Wide shot that establishes location for the close-ups filed with it.

Finish and paint

Finish coat, decorative band, and texture at an entry. Judged against the approved mock-up, not against a description.

Finish and paint

Completed entry at a released area. The final elevation photograph is what closes the record for that location.

What we need, and what you get back

What Dueall needs from the Owner and Engineer

A named alternate reviewer at each hold point. Six gates across four buildings for fourteen months. A single reviewer on vacation should never stall an elevation.
Timely mock-up acceptance. The approved mock-up is the standard every downstream inspection judges against. A delayed acceptance walk does not stall one elevation, it stalls the standard.
A standing distribution list on day one. Confirm who receives the daily log, the inspection records, and the weekly register so nothing is routed by guesswork.
Agreement that unit price quantities are verified at exposure. Sheathing and framing percentages get counted and photographed when the wall is open, signed in the field, not reconciled later.
Confirmation the deficiency register format is acceptable as the single source of truth for open items, so we are not maintaining two lists.

What the Owner and Engineer get back

A dated, photographed record of every assembly before it was covered. Weather barrier, flashing, lath, and framing, by building and elevation.
Findings while they are still cheap. A fishmouth caught at the sill costs an hour. The same detail found after stucco and paint costs an elevation.
Quantities agreed in the field. Unit price work is settled at the moment of exposure, which keeps it out of the pay application dispute.
One organized archive at closeout. Inspections, photographs, test reports, warranties, and as-builts, delivered by building and elevation per Section 01700.
Trade partners who know they are being measured against the same checklist every time, with repeat findings escalated in writing.