Pemberton Lane Guesthouse · courtyard and garden works
14 Pemberton Lane, Bangalow NSW 2479 · Contract UL-C-2026-014 signed 20/02/2026 · Site start 09/06/2026 · Project manager Sian Mackie · Contract administrator Kirra Ashby, Halyard Studio
As at 04/09/2026 08:12 · last diary entry 04/09/2026 08:12 by T. Reardon · programme rev 3
Contract sumA$288,640inc GST · 262,400 ex
Revised contract sumA$273,810ex GST · +11,410 variations
Claimed to dateA$184,185certified ex GST · 4 claims
Paid to dateA$106,308.95inc GST · 3 claims paid
Retention heldA$13,120at the 5 percent cap
Days to practical completion54forecast 28/10/2026
Rain days used7 of 12allowed · 13 EOT days in all
Timeline
Programme rev 3, issued 02/09/2026 · 13 working days extension approved (7 rain, 6 variations) · practical completion 09/10/2026 to 28/10/2026
| Stage | MarAprMayJunJulAugSepOctNovDecJan 2027 | Done |
|---|---|---|
| Milestones and rain days | 7 rain | |
| 100% | ||
| 100% | ||
| 100% | ||
| 100% | ||
| 100% | ||
| 55% | ||
| 12% | ||
| 0% | ||
| 0% |
- Contract programme
- Work done
- Forecast
- Milestone
- Rain day
- Today
- Click a stage to see which claims paid for it
Stage dates, progress and value are listed in the stage table that follows.
| No. | Stage | Programme | Actual or forecast | Site done | Certified | Value ex GST | Certified to date | To come | Status |
|---|---|---|---|---|---|---|---|---|---|
| 1 | Design and approvalsDA 10.2026.118.1 approved 22/05/2026. Drawings L-01 to L-14 rev C issued for construction 05/06/2026. | 02/03 to 29/05 | 02/03 to 05/06+7 d | 100% | 100% | 18,400 | 18,400 | 0 | Complete |
| 2 | Site establishment and demolitionFencing, silt control, removal of the old pool surround and the concrete path. | 09/06 to 19/06 | 09/06 to 19/06on time | 100% | 100% | 14,200 | 14,200 | 0 | Complete |
| 3 | Drainage and earthworksThree rain days (24/06, 25/06, 14/07). Additional agricultural drain behind the north wall raised as VO-02. | 22/06 to 10/07 | 22/06 to 15/07+5 d | 100% | 100% | 31,600 | 31,600 | 0 | Complete |
| 4 | Retaining walls and structureSandstone block in place of timber sleepers (VO-01, four days). Engineer signed off the north wall 21/08/2026. | 13/07 to 07/08 | 16/07 to 21/08+14 d | 100% | 100% | 58,900 | 58,900 | 0 | Complete |
| 5 | Paving, decking and stepsComplete 02/09/2026. Certified at 85 percent in PC-04 (steps not grouted at 31/08); the balance falls into PC-05. | 27/07 to 21/08 | 03/08 to 02/09+12 d | 100% | 85% | 47,300 | 40,205 | 7,095 | Complete |
| 6 | Irrigation and lightingMainline and zones 1 to 4 in. Controller and bollard fittings follow the lighting selection (awaiting your sign-off). | 17/08 to 04/09 | 24/08 to 18/09+14 d | 55% | 30% | 22,800 | 6,840 | 15,960 | In progress |
| 7 | Soil preparation, planting and turfRear beds planted 03/09. Groundcover stock arrives from 21/09, turf 05/10. | 31/08 to 02/10 | 31/08 to 16/10+14 d | 12% | 5% | 52,600 | 2,630 | 49,970 | In progress |
| 8 | Practical completion and handoverDefects walk, final clean, as-built drawings, maintenance manual, half of retention released. | 06/10 to 09/10 | 19/10 to 28/10+19 d | 0% | 0% | 8,600 | 0 | 8,600 | Not started |
| 9 | Establishment maintenance (13 weeks)Weekly visits, replacement of failed stock, balance of retention released at the end. | 12/10 to 08/01 | 29/10 to 27/01+19 d | 0% | 0% | 8,000 | 0 | 8,000 | Not started |
| Contract stages | 262,400 | 172,775 | 89,625 | ||||||
| Approved variations VO-01, VO-02, VO-03 | +11,410 | 11,410 | 0 | ||||||
| Revised contract sum, ex GST | 273,810 | 184,185 | 89,625 |
Site done is what Tom has recorded on the ground as at 04/09. Certified is what has been assessed in a payment claim to 31/08. The gap between them is work done this fortnight, and it will appear in PC-05 for the period to 30/09. Milestones: contract signed 20/02, deposit paid 27/02, DA 10.2026.118.1 approved 22/05, site start 09/06, practical completion forecast 28/10, defects and establishment period to 27/01/2027.
Progress claims
Certified by K. Ashby, Halyard Studio, contract administrator · payment due 15 business days after a claim is served (Building and Construction Industry Security of Payment Act 1999, NSW) · retention 10 percent of each claim to a cap of 5 percent of the contract sum
| Claim | Period | Stages | Claimed ex GST | Certified ex GST | Retention | GST | Payable inc GST | Due | Status | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Deposit on signingServed 24/02/2026 · certified 24/02/2026 | S1 | 13,120.00 | 13,120.00 | 0.00 | 1,312.00 | 14,432.00 | 17/03/2026 | Paid 27/02 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
PC-01 · stage breakdownCertified 13,120.00 ex GST · less retention 0.00 · net 13,120.00 · GST 1,312.00 · payable 14,432.00 inc GST
Five percent deposit under clause 7.1, credited against the design stage. No retention on the deposit. | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Period to 30/06/2026Served 01/07/2026 · certified 08/07/2026 | S1, S2, S3 | 38,440.00 | 38,440.00 | 3,844.00 | 3,459.60 | 38,055.60 | 22/07/2026 | Paid 20/07 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
PC-02 · stage breakdownCertified 38,440.00 ex GST · less retention 3,844.00 · net 34,596.00 · GST 3,459.60 · payable 38,055.60 inc GST
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Period to 31/07/2026Served 03/08/2026 · certified 11/08/2026 | S3, S4 · VO-01, VO-02 | 54,365.00 | 54,365.00 | 5,436.50 | 4,892.85 | 53,821.35 | 24/08/2026 | Paid 21/08 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
PC-03 · stage breakdownCertified 54,365.00 ex GST · less retention 5,436.50 · net 48,928.50 · GST 4,892.85 · payable 53,821.35 inc GST
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Period to 31/08/2026Served 01/09/2026 · certified 02/09/2026 | S4, S5, S6, S7 · VO-01, VO-03 | 80,625.00 | 78,260.00 | 3,839.50 capped | 7,442.05 | 81,862.55 | 22/09/2026 | Certifieddue 22/09 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
PC-04 · stage breakdownCertified 78,260.00 ex GST · less retention 3,839.50 · net 74,420.50 · GST 7,442.05 · payable 81,862.55 inc GST
Paving was claimed at 90 percent (A$42,570) and certified at 85 percent (A$40,205): the steps were not grouted at 31/08. The A$2,365 difference is carried into PC-05, not lost. Retention on this claim is capped at the 5 percent limit. | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Totals | 4 claims | 186,550.00 | 184,185.00 | 13,120.00 | 17,106.50 | 188,171.50 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
Original contract sum262,400ex GST
Approved variations+11,410VO-01, VO-02, VO-03
Revised contract sum273,810ex GST · 301,191.00 inc GST
Balance to complete89,625revised sum less certified to date
Certified to date184,185ex GST · 67 percent of the revised sum
Retention held13,120cap reached at PC-04
Paid to date106,308.95inc GST · PC-01 to PC-03
Outstanding81,862.55inc GST · PC-04 due 22/09/2026
Retention is taken off before GST, so GST is charged on the net amount payable. At practical completion half the retention (A$6,560) is released with the PC claim; the balance is released at the end of the 13 week defects and establishment period, 27/01/2027.
Variations register
Priced before any work starts · approved in writing by you · terracotta on this board always means a variation, not the contract
| No. | Description | Time | Status | ||
|---|---|---|---|---|---|
| VO-01 | Replace timber sleeper retaining wall with sandstone block, north wallClient request | 29/06/2026 | +9,850 | +4 d | Approved 07/07 |
| VO-02 | Additional agricultural drain and geofabric behind north wall (seepage found at excavation)Latent condition | 14/07/2026 | +3,420 | +2 d | Approved 21/07 |
| VO-03 | Delete turf to rear service yard, substitute decomposed graniteClient request | 04/08/2026 | −1,860 | none | Approved 10/08 |
| VO-04 | Outdoor kitchen bench slab, plumbing and power rough-inClient request | 25/08/2026 | +14,600 | +6 d | Awaiting your approval · 10 days |
| VO-05 | Upgrade 12 tuckeroo from 45 L to 100 L stockContract administrator suggestion | 02/09/2026 | +2,760 | none | Quoted |
| VO-06 | Additional lighting circuit to the arbourClient request | 20/08/2026 | +1,940 | +1 d | Declined 28/08 |
| Approved | VO-01, VO-02, VO-03 · added to the contract sum | +11,410 | +6 d | ||
| Pending | VO-04 awaiting approval, VO-05 quoted · not in any total until you approve | +17,360 | +6 d |
Site diary
Entered daily by T. Reardon, site supervisor · rainfall from the site gauge to 9 am, checked against BOM Ballina Airport AWS · a rain day is 10 mm or more, or the site declared unworkable
| Date | Weather | Rain | Crew | Plant on site | Work performed | Deliveries | Inspections and visitors |
|---|---|---|---|---|---|---|---|
| Thu 20/08/2026 | Fine · 21° | 0 mm | 6 | 1.7 t excavator, plate compactor, tile saw | Sandstone capping to the north wall complete. Bluestone paving to courtyard bays 3 to 5 on re-screeded bedding. | Bluestone pavers 24 m2 (Northern Stone Supplies) | none |
| Fri 21/08/2026 | Fine · 22° | 0 mm | 6 | Tile saw, plate compactor | Retaining walls complete and cleaned down. Paving bays 5 to 7. Formwork for the garden steps. | none | Structural engineer final inspection of the north wall, signed off (M. Tran, Rivergate Consulting) |
| Mon 24/08/2026 | Cloudy · 19° | 2 mm | 7 | Trencher, tile saw | Irrigation mainline trenched along the west path. Paving bays 8 and 9. Two from the irrigation subcontractor on site. | Irrigation pipe, valves and fittings (Coastal Irrigation Supplies) | none |
| Tue 25/08/2026 | Fine · 23° | 0 mm | 7 | Trencher | Irrigation laterals to zones 1 to 3. Deck bearers and joists set. VO-04 quotation issued to the client. | Spotted gum decking 38 m2 | none |
| Wed 26/08/2026 | Fine · 24° | 0 mm | 6 | none | Deck boards to the dining terrace. Sandstone step treads set, sample finish approved on site. | none | Landscape architect site visit, step finish approved (K. Ashby, Halyard Studio) |
| Thu 27/08/2026 | Showers · 20° | 6 mm | 6 | Trencher | Light showers to 9 am, below the 10 mm threshold, worked through. Lighting conduit and pits to the path and arbour. Deck boards continue. | none | Electrician rough-in inspection, lighting circuits 1 and 2 |
| Fri 28/08/2026 | Fine · 22° | 0 mm | 5 | none | Decking complete. Steel edging to the garden beds. Client walk-through; VO-06 declined on site. | none | Client walk-through with R. Pemberton and S. Mackie |
| Mon 31/08/2026 | Fine · 21° | 0 mm | 6 | 1.7 t excavator, skid steer | Soil preparation starts. Rear beds excavated to 400 mm, gypsum spread, garden mix placed to beds A and B. | Garden mix 18 m3 (first of three loads) | none |
| Tue 01/09/2026 | Rain · 17° | Rain day 7 | 2 | Submersible pump | No productive work. Rain day declared 7 am. Irrigation trenches pumped out, site secured. PC-04 served today. | Garden mix load 2 deferred to 02/09 | none |
| Wed 02/09/2026 | Cloudy · 19° | 1 mm | 6 | Skid steer | Steps grouted, paving complete. Garden mix to beds C and D. Advanced stock unloaded and set out. | Garden mix 18 m3. Golden penda 3 x 45 L, lilly pilly 46 x 300 mm, native gardenia 5 x 300 mm (Hinterland Advanced Trees) | none |
| Thu 03/09/2026 | Fine · 22° | 0 mm | 7 | Skid steer | Lilly pilly hedge planted (46), staked and watered in. Bower of beauty planted to the arbour posts (6). Irrigation zone 4. | Hardwood mulch 12 m3 | none |
| Fri 04/09/2026 | Fine · 23° | 0 mm | 6 | Skid steer | Planting continues, golden penda and native gardenia to the front beds. Irrigation controller install. Entry made 08:12, will be completed at close of day. | None expected | none |
| Date | Weather | Rain | Crew | Plant on site | Work performed | Deliveries | Inspections and visitors |
|---|---|---|---|---|---|---|---|
| Wed 24/06/2026 | Rain · 15° | Rain day 1 | 2 | 1.7 t excavator (idle) | No productive work. Excavation for the stormwater line flooded; pumped out and site secured. | none | none |
| Thu 25/06/2026 | Rain · 16° | Rain day 2 | 2 | 1.7 t excavator (idle) | No productive work. Trench walls slumped on the east side, re-cut on 26/06. | Drainage aggregate deferred to 26/06 | none |
| Tue 14/07/2026 | Rain · 14° | Rain day 3 | 2 | none | No productive work. Subgrade too wet to compact; proof roll failed at 2 pm. | none | none |
| Tue 04/08/2026 | Rain · 17° | Rain day 4 | 2 | none | No productive work. Heavy rain from 3 am, courtyard subgrade under water; silt fence checked and repaired. | Bluestone pavers deferred to 06/08 | none |
| Wed 05/08/2026 | Showers · 18° | Rain day 5 | 3 | Submersible pump | Site pumped out and drying. No paving or wall work possible; stone protected under cover. | none | none |
| Wed 19/08/2026 | Rain · 16° | Rain day 6 | 2 | none | No productive work. Paving bedding sand washed; re-screeded 20/08. | none | none |
| Tue 01/09/2026 | Rain · 17° | Rain day 7 | 2 | Submersible pump | No productive work. Rain day declared 7 am. Irrigation trenches pumped out, site secured. PC-04 served today. | Garden mix load 2 deferred to 02/09 | none |
7 rain days declared of 12 allowed202 mm across those dayseach rain day is one working day added to the date for practical completion
| Date | Weather | Rain | Crew | Plant on site | Work performed | Deliveries | Inspections and visitors |
|---|---|---|---|---|---|---|---|
| Wed 08/07/2026 | Fine · 19° | 0 mm | 5 | 1.7 t excavator, plate compactor | Stormwater and agricultural lines laid to the rear beds, bedded and inspected before backfill. | Drainage aggregate 6 m3 | Hydraulic consultant inspected drainage before backfill (J. Malouf, Rivergate Consulting) |
| Mon 20/07/2026 | Fine · 18° | 0 mm | 6 | 1.7 t excavator, concrete pump | Footings poured for the north wall after inspection; sleeper wall removed to the west boundary. | Concrete 9 m3, N12 reinforcement | Structural engineer inspected north wall footings before pour (M. Tran, Rivergate Consulting) |
| Fri 21/08/2026 | Fine · 22° | 0 mm | 6 | Tile saw, plate compactor | Retaining walls complete and cleaned down. Paving bays 5 to 7. Formwork for the garden steps. | none | Structural engineer final inspection of the north wall, signed off (M. Tran, Rivergate Consulting) |
| Wed 26/08/2026 | Fine · 24° | 0 mm | 6 | none | Deck boards to the dining terrace. Sandstone step treads set, sample finish approved on site. | none | Landscape architect site visit, step finish approved (K. Ashby, Halyard Studio) |
| Thu 27/08/2026 | Showers · 20° | 6 mm | 6 | Trencher | Light showers to 9 am, below the 10 mm threshold, worked through. Lighting conduit and pits to the path and arbour. Deck boards continue. | none | Electrician rough-in inspection, lighting circuits 1 and 2 |
| Fri 28/08/2026 | Fine · 22° | 0 mm | 5 | none | Decking complete. Steel edging to the garden beds. Client walk-through; VO-06 declined on site. | none | Client walk-through with R. Pemberton and S. Mackie |
Plant schedule
Per drawing L-11 rev C · 14 lines, 719 plants and 185 m² turf · substitutions are like for like, same pot size, approved by the contract administrator before delivery
| Pot | Nursery | Ordered | Status | |||
|---|---|---|---|---|---|---|
| Cupaniopsis anacardioidesTuckerooVO-05 (upgrade to 100 L) is quoted; order held at 45 L until you decide | 45 L | 12 | Hinterland Advanced Trees, Clunes | 10/08/2026 | 14/09/2026 | Ordered |
| Waterhousea floribundaWeeping lilly pilly | 45 L | 8 | Hinterland Advanced Trees, Clunes | 10/08/2026 | 14/09/2026 | Ordered |
| Xanthostemon chrysanthusGolden pendaDelivered 02/09, planting 04/09 | 45 L | 3 | Hinterland Advanced Trees, Clunes | 10/08/2026 | 02/09/2026 | Delivered |
| Buckinghamia celsissimaIvory curl | 45 L | 2 | Hinterland Advanced Trees, Clunes | 10/08/2026 | 14/09/2026 | Ordered |
| Atractocarpus fitzalaniiNative gardeniaDelivered 02/09, planting 04/09 | 300 mm | 5 | Hinterland Advanced Trees, Clunes | 10/08/2026 | 02/09/2026 | Delivered |
| Syzygium australe 'Aussie Boomer'Lilly pilly hedgePlanted 03/09 to the rear boundary | 300 mm | 46 | Coastal Natives Wholesale, Alstonville | 17/08/2026 | 02/09/2026 | Planted |
| Pandorea jasminoidesBower of beautyPlanted 03/09 to the arbour posts | 200 mm | 6 | Coastal Natives Wholesale, Alstonville | 17/08/2026 | 02/09/2026 | Planted |
| Banksia spinulosaHairpin banksiaStraight species not available in 300 mm this season. Banksia spinulosa 'Birthday Candles' approved by K. Ashby 01/09, same pot, no price change | 300 mm | 9 | Coastal Natives Wholesale, Alstonville | 17/08/2026 | 21/09/2026 | Substituted |
| Westringia fruticosa 'Grey Box'Coastal rosemary | 200 mm | 38 | Coastal Natives Wholesale, Alstonville | 17/08/2026 | 21/09/2026 | Ordered |
| Lomandra longifolia 'Tanika'Mat rush | 140 mm | 220 | Coastal Natives Wholesale, Alstonville | 17/08/2026 | 21/09/2026 | Ordered |
| Dianella caerulea 'Little Jess'Flax lily | 140 mm | 160 | Coastal Natives Wholesale, Alstonville | 17/08/2026 | 21/09/2026 | Ordered |
| Viola banksiiNative violet | 140 mm | 120 | Coastal Natives Wholesale, Alstonville | 24/08/2026 | 28/09/2026 | Ordered |
| Doodia asperaRasp fernShade beds under the deck | 140 mm | 90 | Coastal Natives Wholesale, Alstonville | 24/08/2026 | 28/09/2026 | Ordered |
| Stenotaphrum secundatum 'Sir Walter'Buffalo turf185 m2, laid the day it is cut | Roll | 185 | Ballina Turf Supplies, Ballina | 31/08/2026 | 05/10/2026 | Ordered |
Showing all 14 lines
Documents and approvals
Everything you have signed, everything we are insured for, and the 2 items waiting on you
- VO-04 · Outdoor kitchen bench slab, plumbing and power rough-in · A$14,600 ex GST, six working daysSent 25/08/2026Ask a question
- Lighting selection · bollard finish, bronze or charcoal, drawing L-12 detail 4 · needed by 11/09/2026 to hold the fitting deliverySent 27/08/2026Ask a question
- Contract UL-C-2026-014, signed 20/02/2026Executed 20/02/2026
- Landscape drawings L-01 to L-14, rev C, issued for constructionIssued 05/06/2026
- Specification, rev BIssued 05/06/2026
- Programme rev 3 (revised for EOT days 1 to 13)Issued 02/09/2026
- Payment schedule PC-04 (K. Ashby, Halyard Studio)Issued 02/09/2026
- DA 10.2026.118.1 notice of determination, Byron Shire CouncilApproved 22/05/2026
- Public liability, A$20,000,000, certificate of currency
- Contract works insurance, Pemberton Lane project
- Workers compensation, icare NSW, certificate of currency
- Contractor licence 348216C, structural landscaping, NSW Fair Trading
Project managerSian Mackie, Understory · 0427 118 402
Site supervisorTom Reardon, Understory · 0419 774 236
Contract administratorKirra Ashby, Halyard Studio · 02 6687 0140
Understory Landscapes · Bangalow NSW
ABN61 834 290 061
Licence348216C · structural landscaping, NSW Fair Trading