Money
What's been agreed, billed and paid, and any questions the paperwork raises.
Contract today$3,541,240Signed at $3,480,000 · changes +$61,240
Billed$2,408,00068% of the contract · through pay app 9
Paid$2,107,613Incl. GST, after credits
Still to pay$1,379,532$1,133,240 of work left, plus holdback and GST
Questions to settle · 3
Things the paperwork doesn't answer yet. Each stays here until someone marks it resolved or accepts it as it is, with a sentence on why.
- Pay application 6 · Paid within 28 daysFor Northstar ConstructionPaid 34 days after the pay applicationpay application. The contractor's monthly bill for work done, checked by the architect before the owner pays.
- Pay application 8 · Workers' comp clearanceFor Northstar ConstructionNot on record.
- Money check · Pay applicationPay application. The contractor's monthly bill for work done, checked by the architect before the owner pays. 9 isn't certified yetFor Northstar ConstructionSubmitted Oct 5; with Halden 19 days. Certificates on this project usually take 4–6 days.
ContingencyContingency. Money the owner sets aside for changes nobody could foresee.
Set aside $150,000. Signed changes have used $61,240 and $18,900 more is priced, leaving $69,860. 53% used with the work 68% done.
HoldbackHoldback. A share of each payment (10% or 7.5% by province) kept back until the work is substantially done, protecting the owner against unpaid subcontractors. · $180,600 held
Not ready to release. Each item below should be on record first; releasing early removes the owner's protection against unpaid subcontractors and unfinished work.
- Substantial performance certified: not on recordNo certificate on record
- Lien period over (60 days): not on recordStarts at substantial performance
- Deficiencies closed: on record
- Lien search clear: not on record
- Final sworn statement: on record
- Workers' comp clearance: on record
- Operating & maintenance manuals: not on record
- As-built drawings: not on record
- Commissioning / balancing reports: not on record
- Warranty letters: not on record
Pay applicationsPay application. The contractor's monthly bill for work done, checked by the architect before the owner pays. · 9
Paid with: Own cash $681,818 · Loan advance $1,425,795 · owner only
| Pay app | Billed | Work to date | Holdback held | This bill (before GST) | Architect certified | Before paying | Paid | Paid with |
|---|---|---|---|---|---|---|---|---|
| 1 | Feb 5 | $174,0005% | $13,050 | $160,950.00 | Yes | 8 of 8
| $168,998Feb 24 | Own cash $168,998 |
| 2 | Mar 5 | $418,00012% | $31,350 | $225,700.00 | Yes | 8 of 8
| $236,985Mar 26 | Own cash $236,985 |
| 3 | Apr 6 | $702,00020% | $52,650 | $262,700.00 | Yes | 8 of 8
| $275,835Apr 26 | Own cash $275,835 |
| 4 | May 5 | $1,015,00029% | $76,125 | $289,525.00 | Yes | 8 of 8
| $304,001May 29 | Loan advance $304,001 |
| 5 | Jun 4 | $1,330,00038% | $99,750 | $291,375.00 | Yes | 8 of 8
| $305,944Jun 26 | Loan advance $305,944 |
| 6 | Jul 6 | $1,640,00046% | $123,000 | $286,750.00 | Yes | 7 of 8
| $301,088Aug 9 | Loan advance $301,088 |
| 7 | Aug 5 | $1,905,00054% | $142,875 | $245,125.00 | Yes | 8 of 8
| $257,381Aug 28 | Loan advance $257,381 |
| 8 | Sep 4 | $2,170,00061% | $162,750 | $245,125.00 | Yes | 7 of 8
| $257,381Sep 25 | Loan advance $257,381 |
| 9 | Oct 5 | $2,408,00068% | $180,600 | $220,150.00 | No: line blank | 6 of 8
| Not recorded | — |
Billed figures are read from each pay application. “Paid” is what left the owner's hands, including GST and after any in-kind credits, from the treasurer's payment log. Rules applied: Prompt payment amendments (S.M. 2023 c.30), reported in force Apr 1, 2025: pay within 28 days of a proper invoice; 60-day holdback period [verify].
Changes · 7 change orders, 2 not signed yet
A change notice (CCN) describes a change, the contractor prices it (PCO), and once signed it becomes a change order (CO). “Why” decides who should bear the cost: an owner request is the owner's; a design gap may be the consultant's.
Cause not set: 5 · $67,400Code or authority: 2 · $18,500Savings / credit: 1 · −$12,400Owner request: 1 · $6,640
Not signed yet · 2+$18,900
- Fire separation upgrade at the link corridor+$14,300CCNCCN. Contemplated change notice: the architect asks the contractor to price a possible change. 09 → PCOPCO. Potential change order: the contractor's price for a change, before anyone signs it. 017Why SuggestedOwner approval needed
- Motorized gym divider curtain+$4,600PCOPCO. Potential change order: the contractor's price for a change, before anyone signs it. 018Why Owner approval needed
Change orders · 7+$61,240
- Reroute abandoned water line found at the new footings+$18,600CCNCCN. Contemplated change notice: the architect asks the contractor to price a possible change. 02 → PCOPCO. Potential change order: the contractor's price for a change, before anyone signs it. 003 → COCO. Change order: a signed change. The contract amount moves. 1 · Owner and Northstar 2026-01-22Why ExecutedWhat it covers isn't stated in the emails
- Sound system rough-in for the gymnasium+$9,850PCOPCO. Potential change order: the contractor's price for a change, before anyone signs it. 005 → COCO. Change order: a signed change. The contract amount moves. 2 · Owner and Northstar 2026-02-26Why ExecutedWhat it covers isn't stated in the emails
- Rock excavation at the north footings+$27,400CCNCCN. Contemplated change notice: the architect asks the contractor to price a possible change. 04 → PCOPCO. Potential change order: the contractor's price for a change, before anyone signs it. 007 → COCO. Change order: a signed change. The contract amount moves. 3 · Owner and Northstar 2026-03-19Why ExecutedWhat it covers isn't stated in the emails
- Delete the exterior entrance canopy (credit)−$12,400PCOPCO. Potential change order: the contractor's price for a change, before anyone signs it. 008 → COCO. Change order: a signed change. The contract amount moves. 4 · Owner and Northstar 2026-04-30Why SuggestedExecutedWhat it covers isn't stated in the emails
- Reroute supply duct to clear the gym ceiling height+$6,950CCNCCN. Contemplated change notice: the architect asks the contractor to price a possible change. 07 → PCOPCO. Potential change order: the contractor's price for a change, before anyone signs it. 011 → COCO. Change order: a signed change. The contract amount moves. 5 · Owner and Northstar 2026-06-11Why ExecutedWhat it covers isn't stated in the emails
- Additional exit signage requested by the fire inspector+$4,200PCOPCO. Potential change order: the contractor's price for a change, before anyone signs it. 013 → COCO. Change order: a signed change. The contract amount moves. 6 · Owner and Northstar 2026-07-23Why SuggestedExecutedWhat it covers isn't stated in the emails
- Upgrade to a sprung gymnasium floor+$6,640PCOPCO. Potential change order: the contractor's price for a change, before anyone signs it. 015 → COCO. Change order: a signed change. The contract amount moves. 7 · Owner and Northstar 2026-09-10Why SuggestedExecutedWhat it covers isn't stated in the emails
Does it all add up?1 of 4 checks need attention
The record reconciles the signed contract, every change order and every pay app it has read. 1 don't line up.
- Change orders add upCO 1–7 total $61,240.00, taking the contract from $3,480,000.00 to $3,541,240.00.
- Each pay application carries the current contract sumPay apps 1–9 each include every change order signed before they were issued.
- Holdback kept at 7.5% on every pay appManitoba's Builders' Liens Act requires 7.5%; nothing has been released.
- Pay application 9 isn't certified yetSubmitted Oct 5; with Halden 19 days. Certificates on this project usually take 4–6 days.Pay app 9 →
Lender draws · 6Owner only
The package lenders usually want with each draw. Missing pieces are what held draws up on past projects.
| Draw | Dated | Amount | Package |
|---|---|---|---|
| Draw 1 | May 28 | $304,001 | 5 of 5
|
| Draw 2 | Jun 25 | $305,944 | 5 of 5
|
| Draw 3 | Aug 8 | $301,088 | 5 of 5
|
| Draw 4 | Aug 27 | $257,381 | 5 of 5
|
| Draw 5 | Sep 24 | $257,381 | 5 of 5
|
| Draw 6 | Oct 15 | $231,158 | 3 of 5
|