Valhalla of Brandon Pointe · Painting and Stucco Restoration
OwnerValhalla of Brandon Pointe HOA
Engineer of recordBeryl Project Engineering, LLC
RFPNo. 55378
Schedule60 weeks · 2 Nov 2026 to 28 Dec 2027
Buildings87
StatusConcept — examples, subject to change
Concept document · not for construction
Everything in this document is a concept. The hold points, the inspection forms and the resident notices are examples, prepared by Dueall Construction to show the Association and the Engineer of record how the work would be inspected, recorded and communicated on this project.
They are drafts for review and are subject to change by the Owner or the Engineer of record. Nothing here has been released for construction or for field use, no form has been issued to a crew, and no notice has been delivered to a resident. Content is drawn from Beryl Project Engineering RFP No. 55378 and the Florida Paints project specification it incorporates; where those documents are revised, these examples follow them.
01
How inspection works on this project
Every inspection in this document comes from one of two places: Beryl Project Engineering's specification for RFP 55378, or the Florida Paints project specification that Beryl incorporates by reference. Nothing generic has been added.
8Hold points that stop the job if unsigned
509Dated inspection events across the 87 buildings
6Inspection templates, one per event type. Section 06 writes out the seven field forms that carry them.
87Separate building permits, each signed off by the County
Beryl's specification sets the frame in one sentence on page 8: the owner's agent performs pre, mid as needed, and post inspections of all work performed, and final payment follows only when every inspection required by the program is complete and the work is deemed satisfactory. Because payment runs per building and not per phase, the inspection set is built per building as well. A building that has not passed its post-inspection and closed its punch list cannot appear on a pay application.
The mock-up is the one gate that can stop all five crews at once. Florida Paints §10.5 is explicit: do not proceed with remaining work until workmanship, colour and sheen are approved. It falls on 5 November 2026, one day before the first scheduled paint start. A slow approval there delays the whole sequence, not one building.
02
The eight hold points
Four are one-time project gates. Four repeat per building and carry a date for each of the 87.
HP-1
Florida Paints pre-start meeting
Before any work · Contractor + Florida Paints representative
The manufacturer requests a meeting with the painting contractor prior to the start of any work on the project. An authorized representative then conducts on-site field reports through the job. Get the daily field-report form at this meeting.
Florida Paints §2.4 · Oct 28, 2026
HP-2
Existing-damage walk and dated record
Before any crew mobilizes · Contractor + owner's representative
Walk the project together and list all existing damage, identified by building and unit, with a dated record kept by both parties. This is the only defence against a damage dispute once 87 buildings are under way.
Florida Paints §10.2 · Oct 29, 2026
HP-3
Written work schedule approved
Before start · Contractor to Board and Beryl
The owner requires a written work schedule from the contractor for approval, based on the contract completion date. This 60-week sequence is that schedule.
Florida Paints §4.3 · Oct 29, 2026
HP-4
Building permit issued
Per building, day before start · Contractor to Hillsborough County
A separate permit is required for every building. The complete permit package for all trades, including permit cards, applications and drawings, must be on site.
Beryl spec p.10 · 87 dated gates
HP-5
Mock-up and drawdown cards approved
Before any production painting · Owner's representative
A mock-up on a building designated by the owner, covering patching, sealant, primer and finish. Drawdown cards in the specified paint and colour are approved before full-scale production. Work does not proceed until workmanship, colour and sheen are approved.
Florida Paints §10.4–10.5 · Nov 5, 2026
HP-6
Stucco repair sign-off
Per building, last day of repair · Owner's agent (Beryl)
The mid inspection. The patch is signed off before any coating goes over it. Full-scope buildings only, so 74 of the 87.
Beryl spec p.8 · 74 dated gates
HP-7
Post-inspection and punch list
Per building, closeout day · Owner's agent (Beryl)
An invoice is paid only for a completed building including the punch-list items on that building. The post inspection is what releases the building for payment.
Beryl spec pp.8–9 · 87 dated gates
HP-8
Manufacturer and Owner acceptance
At completion · Florida Paints, then the Association
Final payment including retainage requires the painting manufacturer to have inspected and accepted the work, and the Association to have accepted the work.
Beryl spec p.9 · Dec 28, 2027
03
The inspection set
Six templates cover every one of the 509 events. The checklist lines below are drawn from the specification text, not from a standard form.
INSP-01
Building permit and package check
Before day 1
Permit card posted; complete package on site for all trades; scope on the permit matches the matrix entry for this building.
Beryl spec p.10
INSP-02
Pre-inspection
Prep day
Existing damage recorded against the HP-2 baseline; protection of existing conditions in place; screen porch roofs below stucco repair areas identified for access; residents notified 7 days prior.
Beryl spec p.8
INSP-03
Stucco repair sign-off
Last repair day
Repair area matches the engineer's matrix quantity; lath, scratch and brown coats per the specification; decorative bands and foam features matched to existing profile; no repair left proud or hollow.
Beryl spec p.8
INSP-04
Substrate and moisture check
Before first coat
Cementitious substrate at 13 percent moisture or less; surface free of dirt, chalk, mildew, efflorescence, loose or peeling paint; glossy surfaces de-glossed; rusted fasteners spot primed. Over 13 percent, stop and notify the owner's rep for direction.
Florida Paints §9.3, §11, §22
INSP-05
Coat inspection
Between coats
Each coat inspected before the next goes on; uniform thickness within the manufacturer's spread rate; no thins, brush marks, roller marks or orange peel; imperfections touched up, feathered and sanded so nothing is visible from five feet.
Florida Paints §15.2–15.4
INSP-06
Post-inspection and punch list
Closeout day
Termination lines clean and sharp where colours meet; hardware, plates, grilles and fixture trim re-installed; moved equipment returned; site clean; punch list raised and closed before the building goes on a pay application.
Beryl spec pp.8–9, Florida Paints §16
04
How many, and when
The count by type, and where each falls against the 60-week sequence.
Template
Event
Count
Timing
Responsible
INSP-01
Building permit issued
87
Working day before the building starts
Contractor to Hillsborough County
INSP-02
Pre-inspection
87
Prep day, day 1 of the building
Owner's agent (Beryl)
INSP-03
Stucco repair sign-off
74
Last day of the 10-day repair window
Owner's agent (Beryl)
INSP-04
Substrate and moisture check
87
Before the first coat
Contractor, reported to the owner's rep
INSP-05
Coat inspection
between coats
Each coat, before the next
Contractor, in the daily field report
INSP-06
Post-inspection and punch list
87
Closeout day
Owner's agent (Beryl)
—
County permit sign-off
87
Closeout day
Hillsborough County Building Dept.
Every one of these carries a date in the schedule workbook, on the Inspections tab, with blank Signed, Signed by and Notes columns for the field. The live schedule shows what falls in any selected week.
05
What gets reported, and to whom
Report
Frequency
Goes to
Basis
Daily quality-control field report
Every working day
Florida Paints representative and owner's representative
Florida Paints §10.6 — where designated, the contractor performs daily QC field reports during all phases and distributes a copy to each. Use the manufacturer's sample form.
Manufacturer field report
Periodic site visits
Owner and contractor
Florida Paints §2.4 — an authorized representative conducts on-site field reports as set out in the specification.
Written notice of unsatisfactory condition
Whenever found, before proceeding
Owner / owner's representative
Florida Paints §4.6 and §9.3 — inspect the substrate, notify in writing, do not proceed until corrected and approved.
Material records by building
Ongoing
Held by contractor, produced on demand
Florida Paints §4.7 — keep invoices showing proof of purchase and the building numbers where the material was applied.
Pay application, per building
Monthly, by the 25th
Board and Beryl
Beryl spec p.9 — AIA G702 and G703, completed buildings only including punch list, less 10 percent retainage, with lien releases per FS 713.20.
Closeout package
Once, at completion
Board and Beryl
Beryl spec p.9 — final application, executed final release of liens, signed-off permits, and bound copies of the labour and manufacturer warranties.
Warranty periods carried on this project. Stucco 5 years, wood 2 years, metal 2 years, against peeling, blistering and chipping resulting from defective workmanship. Beryl spec p.10.
06
The inspection forms, in full
Section 03 names the six templates. This section is the forms themselves. Each one opens in full, line by line, so the Board, Beryl and the crews can read the same checklist before anyone stands on a scaffold.
7Field forms, each one openable in full below
166Checklist lines across the seven forms
9Lines that are hold points — work stops until signed
20Lines that require a photograph or a record
Each form is drawn from Dueall's standing field inspection program for exterior restoration and rewritten against this project's documents — Beryl's specification for RFP 55378, the Summary Field Inspection Matrix and the Florida Paints schedule. Where a line traces to a specification clause, the clause is printed beside it so the Engineer can check it against the source. Where a line carries no citation it is Dueall practice, offered for comment and change.
Two numbering systems, and they are not the same. INSP-01 to INSP-06 in Section 03 are the dated inspection events in the schedule — 509 of them, attended and signed by the owner's agent. INSP-A to INSP-G below are the Dueall field forms that carry those events, plus Dueall's own weekly workmanship and safety reviews, which are not scheduled events at all.
How to read a form
HP A hold point. Work stops until it is signed. QC A quality check recorded in the daily field report. DOC A photograph or record that has to exist afterwards.
INSP-A · Safety and quality
Pre-Demolition Planning & Setup
Prep day, before the first cut · 74 full-scope buildings · Superintendent with the stucco crew's competent person
27 checklist lines4 parts1 hold point8 photo & record lines
Concept
INSP-A · Safety and quality
Pre-Demolition Planning & Setup
Prep day, before the first cut · 74 full-scope buildings · Superintendent with the stucco crew's competent person
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use.
Building no.TypeYardDateInspectorTrade foreman
A · Authorization and planning
1.1HPBuilding permit issued and the card posted. Complete permit package on site for all trades — cards, applications and drawings. A separate permit is required for every building.Beryl spec p.10 · HP-4PassFailN/A
1.2QCCompetent person assigned and documented for demolition operations, named in the daily log.OSHA 29 CFR 1926 Subpart TPassFailN/A
1.3QCBeryl matrix quantity for this building read against field conditions before any cutting. Stucco SF, band LF, soffit LF, fascia LF, shutter count and window count confirmed.Summary Field Inspection Matrix, Exhibit B · Building Quantity MatrixPassFailN/A
1.4QCPre-start meeting held with the crew foreman covering scope, elevation order, dust and debris control, and the resident-facing sequence in the notice already delivered.PassFailN/A
1.5QCUtilities located — electric service and meters, water and hose bibs, cable and communications, and dryer vent penetrations on this building.Building Quantity Matrix, dryer vent penetration countPassFailN/A
1.6DOCDated existing-damage record for this building on hand, signed by both parties at the HP-2 walk.Florida Paints §10.2 · HP-2PassFailN/A
1.7DOCN-2 building start notice delivered seven calendar days ago and logged against the Notice Log with date, time and deliverer.Florida Paints §4.3 · Communication documentPassFailN/A
1.8QCPatio furniture, plants, personal items, wall hangings and window screens cleared from the elevations being worked. Anything not moved is photographed before work starts.Florida Paints §4.2 · Clarifications ListPassFailN/A
B · Access, protection and safety systems
2.1QCScaffold erected, tied and inspected by the competent person this morning; tag current and legible; fully planked with top rail, midrail and toe board.PassFailN/A
2.2QCLadder jacks used to reach the wall above a screen porch or lanai. Ladders foot on grade or on the patio slab beside the porch and the plank spans over the roof. Nothing bears on the lanai roof and it is not shored.Dueall means and methodsPassFailN/A
2.3QCLadder feet on firm, level bearing, at the correct angle and secured against slipping. Ladder jacks bear on the side rails, or on a side rail and a rung, per the ladder manufacturer. Platform planked to the full jack width and rated for the load.OSHA 29 CFR 1926.452(k)PassFailN/A
2.4DOCLanai and screen porch roof photographed before work starts over it, and again at completion. The roofs are walked on for access and Dueall has stated it cannot guarantee they stay watertight afterwards, so the before-and-after record is what settles a later question.Clarifications ListPassFailN/A
2.5QCFall protection in use above 6 ft, and on any ladder jack platform above 10 ft. Any railing removed for the work has an equivalent measure in place.OSHA 29 CFR 1926.451(g)PassFailN/A
2.6QCBarricades, cones, warning tape and controlled-access-zone signage set at ground level under the working elevation, in the resident's language of travel — walks, drives and mail path.PassFailN/A
2.7QCFront-door access kept open at all times. Crews can see and monitor the front, so that is the route residents are asked to use.Dueall pre-construction packetPassFailN/A
2.8QCProtection of existing conditions installed — windows, doors, A/C condensers, meters, light fixtures, planting beds and any vehicle that could not be moved.Beryl spec p.8 · Building Quantity Matrix line itemPassFailN/A
2.9DOCDetachable items removed, tagged by building and unit, and stored for re-use: downspouts, light fixtures, shutters and gutters.Beryl spec item 2.0 — remove and store for re-usePassFailN/A
C · Demolition supervision
3.1QCRemoval runs top-down, one elevation at a time, in the order the residents were told in their notice. A change of elevation order gets a new notice, not a phone call.PassFailN/A
3.2QCStucco, metal lath, paper backing and existing WRB removed back to sound substrate. Removal held to the matrix quantity for this building unless a change is documented the same day.Beryl spec item 2.0 · 28,945 SF project totalPassFailN/A
3.3DOCSheathing and framing inspected the moment they are exposed. Damage beyond the matrix photographed, measured and logged the same day for unit-cost pricing.Beryl unit costs U2 sheathing, U3 framing, U4 fasciaPassFailN/A
3.4QCDust suppression running — water or vacuum control at every saw. Masonry dust kept off vehicles and neighbouring lanais.PassFailN/A
3.5QCDebris contained. Chutes where the drop warrants them, bins covered and sited in the staging yard serving this building, not on a resident drive.Laydown plan, seven yardsPassFailN/A
3.6DOCInterior drywall penetration reported to the Project Manager the same day so the interior crew can be scheduled. Residents were told in writing that this can happen and to email it in.Beryl spec item 3A — repair interior drywall and touch up paintPassFailN/A
D · Close of day
4.1QCSite clean before leaving — no loose debris on porch roofs, walks, drives or beds. Grounds magneted, dumpster covered and locked.PassFailN/A
4.2QCOpen wall left dried-in or covered before rain, and before every weekend.PassFailN/A
4.3DOCPhotos: each elevation before and after removal; exposed sheathing wide; every defect close-up with a scale in frame.PassFailN/A
Inspector signatureDateTrade foremanDeficiencies open
INSP-B · Quality
WRB, Sheathing, Framing & Flashing
After demolition, before lath · Full-scope buildings · Field engineer, hold point signed by Beryl
17 checklist lines4 parts1 hold point2 photo & record lines
Concept
INSP-B · Quality
WRB, Sheathing, Framing & Flashing
After demolition, before lath · Full-scope buildings · Field engineer, hold point signed by Beryl
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use.
Building no.ElevationDateInspectorBeryl repWeather
A · Substrate repair
1.1DOCSheathing replacement recorded against unit cost U2, half a sheet minimum per location, with a measured sketch per elevation.Beryl unit cost U2PassFailN/A
1.2QCExpansion gap of 1/8 in. held at all sheathing panel edges; fasteners driven flush, not overdriven or blown through.Dueall workmanship review, sec. 2PassFailN/A
1.3QCNailing pattern matches the engineered repair detail on site — edge and field spacing checked, not assumed.PassFailN/A
1.4QCFraming repairs plumb, level and square; the approved detail for this condition is physically on site before the repair is made.Beryl unit cost U3PassFailN/A
1.5QCInsulation disturbed by the repair replaced to meet code where it was removed.PassFailN/A
1.6QCSheathing protected from rain until the WRB is on. Open wall is not left over a forecast.PassFailN/A
B · Water resistive barrier
2.1QCProduct confirmed: Tyvek brand WRB. Beryl names the brand in the scope. Any substitution needs written approval before it goes on the wall.Beryl spec item 2.0PassFailN/A
2.2QCShingle-lapped from the bottom up, minimum 6 in. horizontal laps, correct fastener with a cap, pulled taut without wrinkles.PassFailN/A
2.3QCNo vertical seam within 12 in. of an inside or outside corner.Dueall workmanship review, sec. 3PassFailN/A
2.4QCNew WRB tied into the existing barrier above, below and either side of the repair area with a shingled lap, cut back and taped — not butted and taped over.PassFailN/A
2.5QCEvery tear, cap pull-through or knife cut repaired per the manufacturer's instruction before anything covers it.PassFailN/A
C · Flashings and penetrations
3.1QCMetal flashings installed per scope — head flashing, band flashing, roof-to-wall and kick-out where a lanai or low roof meets the wall.Beryl spec item 2.0PassFailN/A
3.2QCWindow and door openings flashed and lapped correctly before any window is set. See INSP-D.PassFailN/A
3.3QCDryer vents, hose bibs, electrical and mechanical penetrations sealed and flashed, sloped to drain, lapped over the barrier below.PassFailN/A
3.4QCWeep screed set with clearance held — minimum 4 in. above grade, 2 in. above paved surfaces — and lapped over by the barrier, never under.Dueall workmanship review, sec. 6PassFailN/A
D · Hold point
4.1HPWRB and flashing approved before lath. Nothing gets covered until this is signed. This is the mid inspection that Beryl's specification calls for.Beryl spec p.8 — pre, mid as needed, and post inspectionsPassFailN/A
4.2DOCPhotos: WRB complete on each elevation wide, plus close-ups of every lap, corner, flashing and penetration.PassFailN/A
Inspector signatureDateBeryl sign-offDate released
INSP-C · Quality · Hold point HP-6
Lath & Three-Coat Stucco
Through the ten-day repair window, signed on the last repair day · 74 full-scope buildings
23 checklist lines5 parts3 hold points1 photo & record line
Concept
INSP-C · Quality · Hold point HP-6
Lath & Three-Coat Stucco
Through the ten-day repair window, signed on the last repair day · 74 full-scope buildings
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use.
Building no.ElevationRepair area SFDateInspectorBeryl rep
A · Before lath goes up
1.1HPINSP-B cleared — WRB and flashing signed off for this elevation.PassFailN/A
1.2QCMetal lath product confirmed against the approved submittal: galvanized, self-furring, correct weight.Beryl spec item 2.0 — new metal lathPassFailN/A
1.3QCPaper-backed lath not used. The WRB was installed as its own layer and the lath goes on separately.PassFailN/A
1.4QCAccessories on site before starting: casing bead, corner bead, control joint, weep screed, and the band profile matched to the existing building.Beryl spec item 2.0 — decorative bands to match existing, 3,669 LFPassFailN/A
B · Fastening
2.1QCFasteners land in structural framing at 7 in. maximum on centre. Furring points secured only into a member, never into sheathing alone.PassFailN/A
2.2QCStaples minimum 1-1/2 in. legs and 1 in. crown; penetration at least 3/4 in. into framing.PassFailN/A
2.3QCLaps consistent — 1-1/2 in. side and end for welded wire lath, or 1/2 in. side and 1 in. end and over a stud for conventional lath.Dueall workmanship review, sec. 6PassFailN/A
2.4QCLath pulled taut. No sag, no bulge, no dished bays between studs.PassFailN/A
C · Accessories
3.1QCWeep screed at the base, clearance verified, and lath lapped over its attachment flange.PassFailN/A
3.2QCCasing bead at every termination; corner bead at every outside corner; inside corners lathed tight and carried 16 in. past the corner or to the next stud.PassFailN/A
3.3QCControl joints: lath cut on each side and tied independently, not run continuous through the joint.PassFailN/A
3.4QCAccessories level, plumb and set to the finished stucco thickness, ready for embedment.PassFailN/A
3.5QCDecorative band and foam feature profiles matched to the adjacent existing work. Raised band accessories fastened with screws only, never staples.Site walk notes — heavy foam detailing, more on the brick buildingsPassFailN/A
D · Three-coat application
4.1QCScratch coat 3/8 in., fully embedding the lath, scored horizontally, then moist-cured 48 hours.PassFailN/A
4.2QCScratch coat not applied with a slicker trowel.Dueall workmanship review, sec. 6PassFailN/A
4.3QCBrown coat 3/8 in., rodded flat and true to 3/4 in. total, then moist-cured 48 hours.PassFailN/A
4.4QCNo cold joints in the base coats. Material placed between 40 and 120 °F.PassFailN/A
4.5QCFinish coat 1/8 in., texture matched to the adjacent existing stucco on the same elevation, not to a sample board.PassFailN/A
4.6QCSoffit and fascia replacement inside the repair area complete before the finish coat closes the edge.Beryl spec item 2.0 — approx. 270 LF soffit, 213 LF fasciaPassFailN/A
4.7QCRepair edges feathered into the existing wall. Nothing left proud, nothing hollow — tap-tested across the full perimeter of the patch.Beryl spec p.8 — INSP-03PassFailN/A
E · Hold point and sign-off
5.1HPHP-6 stucco repair sign-off by the owner's agent before any coating goes over the patch. One per full-scope building, on the last day of the ten-day repair window.Beryl spec p.8 · 74 dated gatesPassFailN/A
5.2HPCounty inspection obtained against this building's permit where the permit scope calls for one.Beryl spec p.10 · Hillsborough CountyPassFailN/A
5.3DOCPhotos: every repair area at scratch, brown and finish; band profile close-up; tap-test perimeter marked.PassFailN/A
Inspector signatureDateBeryl sign-off (HP-6)Date released to paint
INSP-D · Quality
Windows — Removal, Flashing and Re-installation
Within the repair window, per opening · 117 windows in the base scope · Field engineer
21 checklist lines4 parts1 hold point4 photo & record lines
Concept
INSP-D · Quality
Windows — Removal, Flashing and Re-installation
Within the repair window, per opening · 117 windows in the base scope · Field engineer
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use.
Building no.UnitOpening IDDateInspectorInstaller
A · Before removal
1.1QCOpening count for this building checked against the Beryl matrix. Front elevations carry grids, rear elevations do not — confirm before ordering or re-glazing.Beryl spec item 3A, 117 windows · Site walk notesPassFailN/A
1.2QCWhere the Association takes optional item A6, the replacement unit is code-compliant and impact-rated with the Florida Product Approval or NOA label still on the unit at delivery.Beryl optional bid item A6 — 117 new windowsPassFailN/A
1.3DOCExisting window inspected and photographed before removal. Damaged frames flagged the same day for unit-cost replacement rather than absorbed.Beryl spec item 3A note — damaged windows on a unit cost basisPassFailN/A
1.4DOCOccupant notified and the duration explained: three days for an internal unit with one face wall, four days for a corner or two-face unit, counting the drywall and paint days.Dueall interior-work sequencePassFailN/A
1.5QCInterior protection down — floor, furniture, blinds and treatments — before the sash comes out.PassFailN/A
B · Opening preparation
2.1QCRough opening square, plumb and level; diagonals within 1/8 in.PassFailN/A
2.2QCBucks sound and secure; rotted or split bucks replaced, not shimmed over.PassFailN/A
2.3QCWRB cut back and folded into the opening per the approved detail before flashing starts.PassFailN/A
2.4QCSelf-adhered sill pan with end dams; corners folded, not cut. Sill flashing laps over the WRB below.PassFailN/A
2.5QCJamb flashing laps over the sill pan; head flashing laps over the jambs and over the face WRB. Shingle order verified by eye, top to bottom.PassFailN/A
2.6DOCPhoto of every flashing step before the window is set. This is the one record that cannot be recreated afterwards.PassFailN/A
C · Setting the window
3.1QCWindow set plumb, level and square; shim space 1/4 in. maximum and shims at the specified bearing points.PassFailN/A
3.2QCContinuous sealant bead behind the head and jamb flanges.PassFailN/A
3.3QCSill flange left with skip-pattern gaps at the corners. The sill is not sealed continuously — water that gets in has to get back out.PassFailN/A
3.4QCFasteners installed to the approved schedule, type and spacing, into structure.PassFailN/A
3.5QCOperation checked before the crew leaves the unit — opens, closes, locks, weeps clear.PassFailN/A
D · Seal, interior make-good and hold point
4.1QCPerimeter sealed with Tower AU-1 Commercial Construction Sealant, tooled to match the adjacent texture, with backer rod where the joint exceeds a 2:1 width-to-depth ratio.Florida Paints §18.1, §13 · ASTM C1193PassFailN/A
4.2QCOn CMU-framed walls where no window is removed, the surround is inspected, detailed and sealed as part of the painting scope.Beryl spec item 3BPassFailN/A
4.3QCInterior drywall cut-back repaired, textured to match and touched up. One day for drywall and texture, one for paint.Beryl spec item 3A · Dueall interior-work sequencePassFailN/A
4.4HPFlashing, anchorage and operation approved before lath covers the flange.PassFailN/A
4.5DOCPhotos: installed window from outside wide, sealant and flange close-up, and the completed interior repair.PassFailN/A
Opening flashing complete before lath closes the flangeUnits set, anchored and perimeter sealedOpening protection while adjacent work runsCompleted elevation at an entry
INSP-E · Quality · Florida Paints system
Exterior Painting
Three paint days per building, all 87 · Field engineer, reported daily to the Florida Paints representative
35 checklist lines5 parts3 hold points2 photo & record lines
Concept
INSP-E · Quality · Florida Paints system
Exterior Painting
Three paint days per building, all 87 · Field engineer, reported daily to the Florida Paints representative
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use.
Building no.ElevationDateAmbient / surface tempMoisture %Inspector
A · Conditions before anything is opened
1.1HPMock-up and drawdown cards approved. Patching, sealant, primer and finish on the building the owner designates. No production painting anywhere on site until workmanship, colour and sheen are approved.Florida Paints §10.4–10.5 · HP-5, one gate for the whole jobPassFailN/A
1.2HPHP-6 stucco repair sign-off complete on this building, and the county inspection cleared where required.Beryl spec p.8PassFailN/A
1.3QCNew stucco cured — 28 days, or 7 days with an alkali-resistant primer and a pH test to prove it.Florida Paints §9.3PassFailN/A
1.4QCCementitious substrate at 13 percent moisture or less. Over 13, stop and get written direction from the owner's representative. Do not coat and do not guess.Florida Paints §9.3, §4.6PassFailN/A
1.5QCSurface pH tested and within 6 to 13 before any primer.Florida Paints §9.3 · Dueall workmanship review, sec. 8PassFailN/A
1.6QCSurface clean and free of dirt, dust, chalk, oil, grease, wax, rust, mould, mildew, algae, efflorescence and loose or peeling paint. Mildew treated per the specification's cleaning procedure, not painted over.Florida Paints §11, §12PassFailN/A
1.7QCAir, surface and material all above 55 °F and below 90 °F. No application into a late afternoon when moisture will condense on wet paint, and none with rain in the window.Florida Paints §11PassFailN/A
1.8QCRusted fasteners cleaned to SP3 and spot-primed with the specified rust-inhibitive primer. Glossy surfaces de-glossed.Florida Paints §11 — SP2 / SP3PassFailN/A
1.9QCFoliage trimmed clear, and occupant items and vehicles moved. Both are the owner's obligation; where an area is still blocked it is photographed and left, not painted around badly.Florida Paints §4.1, §4.2PassFailN/A
B · Crack repair, caulk and sealant
2.1QCDeteriorated caulk removed before new is installed. Cracks opened, dust-cleaned, backer rod or bond-breaker tape where the joint exceeds a 2:1 ratio.Florida Paints §12, §13 · ASTM C1193PassFailN/A
2.2QCTower AU-1 Commercial Construction Sealant applied continuously to window and door trim, butt joints, the tops, sides and bottoms of every band, and all dissimilar-material junctures — stucco to wood, wood to metal.Florida Paints §18.1, §13PassFailN/A
2.3QCSealant tooled or stippled to match the surrounding texture, tape pulled while wet, no finger tooling. Tack free at 60 minutes; coating no sooner than 6 to 8 hours.Florida Paints §18.1PassFailN/A
2.4QCElastomeric masonry patching compound used where the specification calls for a detail coat, applied after the sealant has cured.Florida Paints §12PassFailN/A
2.5QCControl and expansion joints left free. Caulk and paint do not bridge a moving joint.Dueall workmanship review, sec. 4 and 7PassFailN/A
2.6QCBand edges inspected for cracks and voids and sealed before painting.Florida Paints §18.4PassFailN/A
C · Primer — one coat, product by substrate
3.1QCPreviously painted stucco, bands, gutters and downspouts: Florida Paints 3690 AquaSeal Concrete and Masonry Primer / Sealer Clear at 275–375 sq ft per gallon, 4.9–5.8 mils wet to 1.0–1.2 mils DFT.Florida Paints §18.2, §18.4, §18.7PassFailN/A
3.2QCNew or uncoated stucco — every repair area on the 74 full-scope buildings: Florida Paints 3850 SunFlex Int/Ext Acrylic Concrete & Masonry Primer at 300–400 sq ft per gallon, 4.0–5.3 mils wet to 1.6–2.1 mils DFT.Florida Paints §18.3PassFailN/A
3.3QCFilm solid, uniform and pinhole free. Material worked into the pores of the substrate; sprayed then back-rolled with a wet roller.Florida Paints §18.2–18.3PassFailN/A
3.4QCDry time observed before the next coat — 1 to 2 hours on 3690, 2 to 4 hours on 3850.Florida Paints §18.2, §18.3PassFailN/A
3.5QCBare or rusty metal on garage doors and metal entry doors solvent-cleaned to SSPC-SP1, hand or power tool cleaned to SP2/SP3, then spot-primed with Florida Paints 5350 Aquatra Int/Ext Industrial DTM Acrylic Primer.Florida Paints §18.12, §18.13PassFailN/A
3.6QCTinted primer used where the approved colour change needs it. Caulking, puttying and sanding done after the primer coat, not before.Florida Paints §17.4, §18.1PassFailN/A
D · Finish — two coats, product by substrate
4.1QCStucco, bands, gutters and downspouts: Florida Paints 1820 SunFlex 100% Acrylic Hi-Build Exterior Satin, two coats at 115–138 sq ft per gallon, 11.6–14.0 mils wet to 5.0–6.0 mils DFT.Florida Paints §18.2, §18.3, §18.4, §18.7PassFailN/A
4.2QCSoffits, fascia, shutters, architectural accents, wood trim, columns and ceilings: Florida Paints 1220 SeaSide Premium 100% Acrylic Exterior Satin, two coats at 300–400 sq ft per gallon, 4.0–5.3 mils wet to 1.6–2.1 mils DFT.Florida Paints §18.5, §18.6, §18.8PassFailN/A
4.3QCGarage doors and metal entry doors: Florida Paints 8420 AllGrip Int/Ext Acrylic Satin, two coats at 250–350 sq ft per gallon.Florida Paints §18.12, §18.13PassFailN/A
4.4QCMinimum 4 hours between finish coats. Wet edge maintained by working into the previously applied area; spray then back-roll.Florida Paints §18.2PassFailN/A
4.5QCEach coat inspected before the next goes on. Thickness uniform and within the spread rate — no thins, no holidays, no heavy runs.Florida Paints §15.2PassFailN/A
4.6QCNo sags, runs, lap marks, brush marks, roller marks or orange peel. The specification does not permit them.Florida Paints §15.3PassFailN/A
4.7QCColour and sheen uniform across the whole elevation and matched to the next. Termination lines clean and sharp where two colours meet.Florida Paints §16 · Beryl spec p.9PassFailN/A
4.8QCWeep screed kerf and drainage paths not painted shut or filled.PassFailN/A
E · Close-out of the building
5.1QCNo overspray on windows, screens, hardware, plates, grilles, fixtures, decks, drives or vehicles. Adjacent surfaces cleaned the same day, not at the end of the yard.Florida Paints §16PassFailN/A
5.2QCEverything taken off goes back on — shutters, light fixtures, gutters, downspouts, house numbers, hardware — to the unit it came from.Beryl spec item 2.0 · Florida Paints §16PassFailN/A
5.3QCTouch-ups feathered and sanded so that nothing is visible from five feet.Florida Paints §15.4PassFailN/A
5.4DOCMaterial invoices recorded against this building number, showing proof of purchase and where the material went.Florida Paints §4.7PassFailN/A
5.5DOCPhotos: every elevation wide, plus a colour and sheen close-up on each.PassFailN/A
5.6HPHP-7 post-inspection and punch list with the owner's agent. The punch list is raised and closed here, because the building cannot go on a pay application until it is.Beryl spec pp.8–9PassFailN/A
Inspector signatureDateBeryl sign-off (HP-7)Punch items open
INSP-F · Quality · Weekly
Workmanship Compliance Review
Weekly, per live work front · Not per building · Project Manager or Field Engineer
22 checklist lines5 parts1 photo & record line
Concept
INSP-F · Quality · Weekly
Workmanship Compliance Review
Weekly, per live work front · Not per building · Project Manager or Field Engineer
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use.
Work front / yardWeek no.Buildings coveredDateReviewerPrior items open
A · Site management and housekeeping
1.1QCPlans, specifications and the current matrix readily available to Dueall and every crew on the front.PassFailN/A
1.2QCItems raised in the previous review closed, or carrying a date and an owner.PassFailN/A
1.3QCDemolition debris contained; bins marked, covered and inside the yard boundary shown on the laydown plan.PassFailN/A
1.4QCWater and dust control equipment on the front and maintained.PassFailN/A
1.5QCOnly two yards live. A third yard open at once is a schedule exception, not a field decision.60-week sequence, two-front rulePassFailN/A
B · Structure, sheathing and framing
2.1QCSheathing expansion gaps of 1/8 in. held; fasteners flush, not overdriven.PassFailN/A
2.2QCSheathing protected from rain before the WRB goes on.PassFailN/A
2.3QCAn engineered repair detail is on site for every condition that needs one.PassFailN/A
2.4QCStructural framing repairs plumb, level and square; anchors set, tight and documented.PassFailN/A
2.5QCNailing spacing checked against the engineering, edge and field.PassFailN/A
C · Barrier, flashing and waterproofing
3.1QCWRB installed and sealed, correct fasteners, 6 in. laps, no vertical seam within 12 in. of a corner, damage repaired to spec.PassFailN/A
3.2QCWindow and door openings properly flashed; mechanical penetrations sealed and flashed.PassFailN/A
3.3QCControl and expansion joints in place and backed with flashing; nothing fastened through in a way that stops movement.PassFailN/A
D · Lath and stucco system
4.1QCWeep screed at the base with the clearance verified; accessories level, plumb and ready for embedment.PassFailN/A
4.2QCLath laps and furring correct for the lath type in use, and furring points into structure only.PassFailN/A
4.3QCScratch 3/8 in. scored and cured 48 hrs; brown 3/8 in. to 3/4 in. total and cured 48 hrs; finish 1/8 in. to the matched texture.PassFailN/A
4.4QCNo cold joints in the base coats; placement between 40 and 120 °F.PassFailN/A
E · Sealant, paint and compliance
5.1QCBacker rod or bond breaker used around dissimilar materials; sealant continuous and tooled flush.PassFailN/A
5.2QCStucco a minimum of 7 days old before paint prep, with pH between 6 and 13 before primer.Florida Paints §9.3PassFailN/A
5.3QCRecoat windows observed and logged — primer and both finish coats.PassFailN/A
5.4QCInterior re-installation and touch-up on window units completed to the contract materials.Beryl spec item 3APassFailN/A
5.5DOCDaily quality-control field reports issued for every working day this week and distributed.Florida Paints §10.6PassFailN/A
Reviewer signatureDateSuperintendentItems raised
INSP-G · Safety and environmental · Weekly
Site Safety Compliance Review
Weekly, per live yard · Safety lead, with the superintendent · Scaffold items checked daily by the competent person
21 checklist lines4 parts2 photo & record lines
Concept
INSP-G · Safety and environmental · Weekly
Site Safety Compliance Review
Weekly, per live yard · Safety lead, with the superintendent · Scaffold items checked daily by the competent person
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use.
YardWeek no.DateReviewerWorkers on sitePrior items open
A · Programme and postings
1.1QCSafety expectations posted at the field office and at material storage. OSHA 300 log and required postings displayed.PassFailN/A
1.2QCDueall Construction safety programme on site and available. Emergency contacts posted. First aid stocked.PassFailN/A
1.3DOCDaily safety meeting held and documented; PPE expectations covered and enforced.PassFailN/A
1.4QCSDS on site and accessible for every product in use, including the Florida Paints system and the stucco materials.Florida Paints §5.3PassFailN/A
1.5DOCIncident and near-miss reporting followed; corrective actions from the prior review closed.PassFailN/A
B · Scaffold and fall protection — the dominant exposure on this job
2.1QCScaffold erected and inspected by the competent person each morning, and tagged.PassFailN/A
2.2QCFully planked, with a top rail at 45 in. maximum set-down, midrails, and a toe board of at least 3-1/2 in.PassFailN/A
2.3QCProper access points; any change in work level greater than 2 ft has a step; work surfaces clear of debris and trip hazards.PassFailN/A
2.4QCFall protection in use above 6 ft, and on any scaffold work surface above 10 ft.PassFailN/A
2.5QCLadder jack platforms over a screen porch or lanai footed on grade or slab, not on the roof, planked full width and no higher than the ladder and jacks are rated for. Resident given the 48-hour access advisory.OSHA 29 CFR 1926.452(k) · Communication document, N-4PassFailN/A
2.6QCLadders sound and used correctly; lifts inspected and run by certified operators.PassFailN/A
C · Resident-occupied site controls
3.1QCBarricades, signage and traffic control at every active elevation. Residents never walk under an open face.PassFailN/A
3.2QCNo active work on a building before 8:00 am. Site access hours held.Beryl spec p.8PassFailN/A
3.3QCMaterial storage stable and secure; the yard fenced and gated; site secured at the end of each day.PassFailN/A
3.4QCCords inspected and GFCI in use. Note that the owner provides water and electricity for construction operations.Clarifications ListPassFailN/A
3.5QCHeat, lightning and severe weather protections in place. Work stops for lightning and the scaffold is cleared.PassFailN/A
D · Environmental and site conditions
4.1QCPerimeter controls and inlet protection intact around the active yard, and the community's ponds protected from wash-down and debris.PassFailN/A
4.2QCWash-out for stucco and paint contained. Nothing rinsed to a storm inlet or a pond bank.PassFailN/A
4.3QCSpill kits available and stocked. Fuel and flammables stored correctly.PassFailN/A
4.4QCNo portable toilets on the property. Crews use the bathrooms the Association provides, and the route to them is kept clean. Confirmed by Dueall, 26 August 2026.Beryl spec p.10PassFailN/A
4.5QCGrounds magneted and the site walked clean before leaving. Landscaping and irrigation damage reported the day it happens.Clarifications List — landscape restoration excludedPassFailN/A
Reviewer signatureDateSuperintendentItems raised
07
The daily log and the daily field report
Two records go out every working day. They are not the same document and they do not go to the same people.
The daily log is Dueall's own record of the site: weather, manpower by crew and building, quantities placed, deliveries, delays and every resident conversation. The daily quality-control field report is a specification requirement — Florida Paints §10.6 has the contractor performing daily QC field reports during all phases and distributing a copy to the manufacturer's representative and the owner's representative, on the manufacturer's sample form. Get that form at the HP-1 pre-start meeting.
Why it matters here. Payment on this project runs per building, and final payment needs the manufacturer to have inspected and accepted the work. A gap in the daily field reports is a gap in the record that supports the ten-year material warranty. Across 60 weeks that is roughly 300 reports.
LOG-01 · Example entry
Daily Log
Every working day · Superintendent · Illustrative entry, mid-project, two yards live
8 record sectionsWorked example
Concept
LOG-01 · Example entry
Daily Log
Every working day · Superintendent · Illustrative entry, mid-project, two yards live
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use.
Dueall project record; extract to the Board on request
Dueall practice
Daily QC field report
Every working day, all phases
Field engineer / QC
Florida Paints representative and the owner's representative
Florida Paints §10.6, on the manufacturer's sample form
Manufacturer field report
Periodic, and unannounced
Florida Paints representative
Owner and contractor
Florida Paints §2.4, §3.4
Written notice of unsatisfactory condition
Whenever found, before proceeding
Dueall
Owner / owner's representative
Florida Paints §4.6, §9.3
Weekly workmanship review
Weekly per work front
Project Manager
Dueall, copied to Beryl
INSP-F, Dueall practice
Weekly safety review
Weekly per live yard
Safety lead
Dueall safety file
INSP-G, OSHA
08
The resident notices, written out
The Resident Communication document sets the notice program: eight types, 87 building notices, a seven-day lead, and how each one gets out the door. This section is the text that goes on the paper.
Each notice is adapted from a Dueall template already in use and rewritten for Valhalla: stucco repair over wood framing, windows and a full exterior repaint rather than balcony work, on a townhome community with driveways and screen porches rather than a stacked tower. The building sequence and the fifteen-working-day cycle come from the 60-week schedule. Blanks are left as blanks — the building number, the dates and the crew names are filled from the schedule when the notice is cut. Names, phone numbers and email addresses appear as roles until the project team is assigned.
N-1
Pre-Construction Letter
Delivered with the first five building notices, because buildings 1, 2, 3, 6 and 7 start in week one.
Once, before mobilizationAll 590 units
Concept
N-1 · Once, before mobilization · All 590 units
Pre-Construction Letter
Delivered with the first five building notices, because buildings 1, 2, 3, 6 and 7 start in week one.
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use. Nothing here has been delivered to a resident.
To the residents of Valhalla of Brandon Pointe
Your Association has contracted Dueall Construction to carry out exterior stucco restoration, window work and a full exterior repaint across the community. Work begins and is scheduled to finish . It will move building by building, not all at once.
What will happen at your building. A crew takes one building from start to finish. On a building with stucco repair that is about three weeks: one day of preparation, roughly two weeks of stucco repair, three days of painting and a day to close out and clear the punch list. On a building that only needs paint it is about one week. You will get a separate notice seven days before your building starts, naming your dates.
Hours. Crews are on site Monday to Friday. No active work will take place on a building before 8:00 am. There is no Saturday work planned; if a Saturday is ever needed, the Association will approve it first and you will get a separate notice.
Before your building starts, please:
Clear the lanai, screen porch, front porch and walkway of furniture, plants, grills and personal belongings.
Remove screens from windows and sliding doors on the elevations being worked. Dueall cannot be responsible for screens left in place.
Take pictures, mirrors and shelving down from interior walls on those elevations. Demolition vibration can bring them off the wall.
Give us a phone number and your preferred way of being contacted. How quickly we can reach you affects how quickly your building is finished.
Access and parking. The safest way in and out of your home during the work is the front door, because our crews can see and monitor that side. On some days you will be asked to park elsewhere; you will always be told in advance. Some staging areas will take parking spaces out of use for a period, and those are covered in a separate notice for each area.
Interior damage. We remove stucco, lath and the barrier behind it back to the sheathing. Where the framing behind it is not sound, drywall damage inside can happen and we cannot always see it coming. If it happens to you, email or call the project team and we will schedule an interior crew for drywall, texture and touch-up paint. Please tell us rather than waiting.
Sanitary facilities.— to be completed once the Association confirms the arrangement.
Thank you for your patience. A project of this size in a community that stays occupied only works if we communicate well in both directions.
Your project team Project Manager — · call or text · Site Superintendent — · call or text · Dueall Construction · 303 9th St W, Bradenton, FL 34208 · 941-334-4459
N-2
Building Start Notice
The core notice of the program. Adapted from the Dueall scaffolding and demolition notice template.
Seven calendar days before startThe units in that building · 87 of these
Concept
N-2 · Seven calendar days before start · The units in that building · 87 of these
Building Start Notice
The core notice of the program. Adapted from the Dueall scaffolding and demolition notice template.
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use. Nothing here has been delivered to a resident.
NOTICE TO RESIDENTS — Building
Mobilization, scaffolding and construction start · Issued
Dueall Construction will begin work on your building on . Scaffolding goes up first, followed by removal of stucco beginning on or about . We expect to be finished at your building on .
The work at your building includes: square feet of stucco repair, decorative band, windows removed and re-installed, soffit and fascia repair where needed, and a full exterior repaint including shutters, trim, gutters and downspouts.
Please remove, before :
All furniture, plants, grills and personal items from the lanai, screen porch, front porch and walkway.
Window and slider screens on the elevations being worked. We will tell you as we move around the building.
Pictures, mirrors and anything hanging on interior walls that back onto the work. Saw cutting and chiselling carry vibration through the wall and Dueall cannot be responsible for items left hanging.
The order of work around your building is. We work one elevation at a time and move around the building. If the order changes you will get a new notice, not a phone call.
Parking. The spaces at will be unavailable from . As we move around the building other spaces will come out of use and go back in. Expect masonry dust and some falling debris anywhere near an active elevation; please do not leave a vehicle where it is exposed.
Noise and dust. Removal is the loudest part of the job. Saws, hammers and chisels, and it goes on for several days at a time. We use water and vacuum suppression, but a townhome close to an active wall will be dusty.
Drywall. We do not know the condition of the framing behind your stucco until it is open. Where it is rotten, drywall damage inside can happen. Please email the project team if it does, so we can put it on the interior repair schedule.
Access to your front door will stay open throughout. Please use it rather than the lanai.
Questions or concerns Site Superintendent — · call or text Project Manager — · call or text Copied to Greenacre Properties and Beryl Project Engineering before delivery.
N-3
Staging Yard Opening Notice
One per staging area. Yard 1 opens once and stays for the full 60 weeks; the other six open and strike in sequence.
At each yard openingUnits served by that yard · 7 of these
Concept
N-3 · At each yard opening · Units served by that yard · 7 of these
Staging Yard Opening Notice
One per staging area. Yard 1 opens once and stays for the full 60 weeks; the other six open and strike in sequence.
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use. Nothing here has been delivered to a resident.
NOTICE TO RESIDENTS — staging area
Starting , Dueall Construction will set up a work and material staging area at . It serves buildings and will be in place until approximately .
What goes in: temporary fencing, a dumpster, scaffold and material storage, and in the main area a site office. The area is fenced and gated and is secured at the end of each working day.
Parking. spaces will be out of use for the period above.
Deliveries come in during working hours. Please do not let children play near the fenced area or the dumpster, and please do not use the dumpster for household waste — it is weighed and billed to the project.
The grounds are magneted and walked clean at the end of each day. If you find debris or a nail outside the fence, tell us and we will deal with it that day.
Site Superintendent — · call or text
N-4
Access, Water and Interior Work Advisory
Issued for any day a lanai, entry, hose bib or interior is affected. Combines the Dueall access advisory with the interior window-work sequence.
At least 48 hours aheadAffected units
Concept
N-4 · At least 48 hours ahead · Affected units
Access, Water and Interior Work Advisory
Issued for any day a lanai, entry, hose bib or interior is affected. Combines the Dueall access advisory with the interior window-work sequence.
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use. Nothing here has been delivered to a resident.
NOTICE TO RESIDENT — Unit
On we will need at your home. This notice is 48 hours ahead so you can plan around it.
If your windows are being removed and re-set. The work runs consecutively and we would rather you know the whole span up front:
Interior unit, one exterior face wall — two days of framing and window work, then the drywall crew starts on the second day. One day for drywall and texture, one for paint. Three days in total from your side.
Corner or two-face unit — three days of framing and window work, with the drywall crew starting on the third day. Four days in total from your side.
We will need access to the inside of your home on those days, and the room will not be usable while the opening is out. Please clear the area in front of the window, take down blinds and treatments, and move anything you would not want dust on. We put down floor and furniture protection before anything comes out.
Working above your screen porch or lanai. Where the repair area sits above a porch roof we reach it with ladder jacks. The ladders stand on the ground or on the slab beside your porch and the work platform spans above the roof, so nothing is built on the roof itself and no posts or shoring go inside your lanai. Crews still step onto the roof for access, so we photograph it before we start and again when we finish. It is an existing roof of unknown age and we cannot guarantee it stays watertight afterwards, but the record means anything that does change is easy to see.
Water. We may use the hose bib at your building for stucco curing and wash-down. It is left as we found it.
Parking.
Site Superintendent — · call or text
N-5
Stucco Installation Notice
Adapted directly from the Dueall stucco installation template, on the three-coat cycle this project specifies.
Two working days aheadThe units in that building
Concept
N-5 · Two working days ahead · The units in that building
Stucco Installation Notice
Adapted directly from the Dueall stucco installation template, on the three-coat cycle this project specifies.
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use. Nothing here has been delivered to a resident.
NOTICE TO RESIDENTS — Building
Dueall Construction will begin applying the new stucco system to your building on .
The system goes on in three coats. The scratch coat is applied first and then kept damp for about two days while it cures. The brown coat follows on and is cured the same way. The finish coat, matched to the texture of the existing wall, goes on last. Expect to see crews wetting the wall on days when no other work appears to be happening — that is the curing, and it is what stops the repair cracking later.
Please have all vehicles clear of the driveway, garage apron and the street-side spaces in front of your building by 7:45 am on the application days listed above. Stucco mixing and pumping equipment needs the space, and material carries.
Painting does not follow immediately. New stucco has to cure and be tested before primer, and your building will be checked and signed off by the Association's engineer before any coating goes on it.
Once the finish coat is cured, the scaffold comes down and you will get the painting notice.
Site Superintendent — · call or text Project Manager — · call or text
N-6
Painting Notice
Not in the original template set. Added because the paint days carry their own resident obligations under Florida Paints §4.1 and §4.2.
Two working days aheadThe units in that building
Concept
N-6 · Two working days ahead · The units in that building
Painting Notice
Not in the original template set. Added because the paint days carry their own resident obligations under Florida Paints §4.1 and §4.2.
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use. Nothing here has been delivered to a resident.
NOTICE TO RESIDENTS — Building
Painting at your building starts on and takes about three working days: pressure washing and preparation, primer, then two finish coats.
Before the first day, please:
Move vehicles clear of the building and out from under any elevation being sprayed. Paint carries further than people expect.
Clear the lanai, porch and walkway again if anything has come back out.
Keep windows and sliders closed on the days your elevation is being washed or sprayed.
Bring pets in. Crews work off scaffold and ladders around the whole building.
Foliage that touches or blocks a wall has to be trimmed back before we can paint it. That is the Association's responsibility and Greenacre has the list for your building.
Shutters, light fixtures, house numbers, gutters and downspouts that were taken off go back on the unit they came from once the finish coats are dry.
Colours are the Association's approved scheme. If something does not look right to you when it is done, tell the superintendent while the crew is still at your building — that is what the punch list at the end is for.
Site Superintendent — · call or text
N-7
Building Completion Notice
Closes the building out with the resident and starts the warranty clock in writing.
At the post-inspectionThe units in that building · 87 of these
Concept
N-7 · At the post-inspection · The units in that building · 87 of these
Building Completion Notice
Closes the building out with the resident and starts the warranty clock in writing.
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use. Nothing here has been delivered to a resident.
NOTICE TO RESIDENTS — Building is complete
The work at your building finished on . It has been walked with the Association's engineer, the punch list has been raised and closed, and the scaffold and equipment are gone.
What was done: square feet of stucco repaired, windows removed and re-installed, soffit and fascia repair where needed, and the full exterior repainted.
Punch list items picked up at your building:
Warranty. The work carries a labour warranty against peeling, blistering and chipping resulting from defective workmanship: five years on stucco, two years on wood and two years on metal. The paint manufacturer carries its own material warranty. Both run from the date above.
If you find something in the next few weeks that we missed, contact the project team. Your building is off the active list but we are still on the property, and it is far easier to fix now than at the end of the job.
Thank you for your patience while we were at your building.
Site Superintendent — · call or text Project Manager — · call or text
N-8
Saturday Work Notice
Issued only if the Association approves a Saturday. No Saturday work is assumed anywhere in the 60-week sequence, so this notice may never be used.
With the 48-hour Board requestUnits in the affected buildings
Concept
N-8 · With the 48-hour Board request · Units in the affected buildings
Saturday Work Notice
Issued only if the Association approves a Saturday. No Saturday work is assumed anywhere in the 60-week sequence, so this notice may never be used.
Concept · example only, subject to change by the Owner or the Engineer of record. Not released for construction or for field use. Nothing here has been delivered to a resident.
NOTICE TO RESIDENTS — Building
The Association has approved Saturday working at your building on . Crews will be on site from to , carrying out .
This is a one-off. The normal schedule is Monday to Friday and no Saturday work is planned anywhere in this project. It is being requested here because , and working the Saturday keeps your building on its finish date rather than pushing it and the building behind it.
The same requests apply as on a working day: vehicles clear where marked, lanai and porch clear, and windows closed on the elevation being worked.
If a Saturday is difficult for your household, tell the superintendent before and we will look at the sequence again.
Site Superintendent — · call or text Approved by the Association · copied to Greenacre Properties
The notice set at a glance
Notice
When it goes out
Who receives it
Count across the job
N-1 Pre-construction letter
Once, before mobilization
Every unit
590
N-2 Building start notice
7 calendar days before the building starts
The units in that building
87
N-3 Staging yard opening
At each yard opening, ahead of the first building
Units served by that yard
7
N-4 Access, water and interior work
At least 48 hours ahead
Affected units
As required
N-5 Stucco installation
2 working days ahead
The units in that building
74
N-6 Painting
2 working days ahead
The units in that building
87
N-7 Building completion
At the post-inspection
The units in that building
87
N-8 Saturday work
With the 48-hour Board request
Units in the affected buildings
Only if approved
The cadence, the delivery route and the notice log sit in the Resident Communication document. The text above is the example wording, and the Board, Greenacre Properties and the Engineer of record are invited to change anything in it before the first notice is printed.
09
Photo and records standards
On a painting and stucco job the photograph is the evidence. Beryl requires photographs at
the hold points and Florida Paints §10.6 requires a daily quality-control field report; both are only as good
as the images attached to them. Five rules govern how the record is built so 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 Valhalla of Brandon Pointe.
Overall plus detail
Every inspection carries a wide shot that establishes the building and elevation, and close-ups of the specific condition being judged.
Before cover, always
Anything that gets covered is photographed while it is still visible: flashing, lath, accessories and the prepared substrate, ahead of HP-6.
Tied to the item number
Photographs are attached to the checklist line they support, not dropped into a folder. The INSP form and item number are the index.
Existing damage first
The HP-2 walk produces a dated photo record of pre-existing damage by building and unit, held by both parties before any crew mobilizes.
Organized by building
The archive is kept by building, yard and date across all 87 buildings and delivered complete with the closeout package.
Before the crew arrives
Condition recorded at the HP-2 existing-damage walk, building by building, before anything is touched. Both parties keep the dated record.
Access and safety
Scaffold planking, midrail and toe board checked from below. Every level in use is inspected and tagged by a competent person each morning.
Access above a lanai
Platform at lanai level. Ladder jacks are footed on grade or slab, never on a resident’s porch roof, and that is what the photograph has to show.
Site and stormwater
Inlet protection at a drainage structure. Grounds magneted, dumpsters covered and locked, and the controls photographed at each INSP-G review.
Substrate before cover
Weather barrier and lath complete at a building corner. The elevation overview is taken before the scratch coat goes on, never after.
Opening jamb
Lath tied and accessory set at a jamb. One of 117 openings in the base scope; concealed work is always photographed before it is covered.
Weep screed at the base
Height above grade and an open drainage kerf verified and recorded at the base of wall.
Scratch coat, curing
Scratch coat placed and being moist cured. Cure condition is part of the record, not just the finished surface.
Scratch coat, hydration
Hydration in progress. The daily log carries the activity, the location and the photograph together in one entry.
Repair complete
Scratch coat complete across a full elevation. This is the wide shot filed with the HP-6 stucco repair sign-off for that building.
Finish and banding
Finish coat, decorative band and texture at an entry. Judged against the HP-5 mock-up and the drawdown cards, not against a description.
Building closed out
Completed entry on a released building. The final elevation photograph is what closes the record at the HP-7 post-inspection.
Every photograph in the Valhalla record will carry the building number, the yard and the
date, and will be filed against the INSP form and item it supports. The complete archive is delivered to the
Association and to Beryl Project Engineering with the closeout package.
10
What we need from the Owner and Engineer
From Beryl Project Engineering
Pre, mid and post inspections attended on the dates in the schedule. With five crews running against two open yards, an inspection that slips a day slips the building behind it.
The mock-up building designated, and the mock-up and drawdown cards approved, before 5 November 2026.
Written direction whenever a substrate reads over 13 percent moisture, so the coat can be released or deferred without stopping the crew.
Punch lists issued at the post-inspection, not after, so the building can go onto that month's pay application.
From the Association and Greenacre
Foliage trimmed or removed where it clings to or blocks the surfaces to be painted (Florida Paints §4.1).
Occupants notified to move patio furniture, personal items and vehicles clear of the work (Florida Paints §4.2). The 7-day resident notice in the schedule is built to give that time.
Access to locked areas included in the work (Florida Paints §4.4).
Bathrooms provided for the crews. Dueall has confirmed it will not use portable toilets on the property, in line with Beryl spec p.10, so the facilities the Association makes available are the only ones the crews will have across the 60 weeks.
A small number of points in the bid documents read differently between sources, and a few items in this program depend on how the Owner and the Engineer of record resolve them. Those are being raised separately with Beryl Project Engineering and Greenacre Properties rather than carried in this document, and the examples here will be updated to follow whatever is decided.
