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🏁 Project Closeout Guide

Closeout is where good projects go to die. Don't let poor closeout procedures delay your retention or damage client relationships.

Start Early

Begin closeout planning at 75% complete. Waiting until the end guarantees delays.

Why Closeout Matters​

RiskCost
Delayed retention5-10% of contract stuck for months
Warranty callbacksCrew returns = lost profit
Bad referencesLost future work
Legal exposureIncomplete documentation

The Closeout Process​

Phase 1: Pre-Closeout (75% Complete)​

Start planning before substantial completion:

  • Review contract closeout requirements
  • Identify all required submittals
  • Create closeout document checklist
  • Assign responsibility for each item
  • Set internal deadlines (earlier than contract)

Phase 2: Substantial Completion​

Definition: The project is sufficiently complete that the owner can use it for its intended purpose.

To achieve substantial completion:

  1. Request substantial completion inspection
  2. Create punch list during walkthrough
  3. Document any incomplete work
  4. Obtain certificate of substantial completion
  5. Start warranty periods

Phase 3: Punch List Management​

The punch list is your enemy. Kill it fast.

Creating the Punch List​

  • Walk every room/area systematically
  • Use a standard format (location, item, responsible party)
  • Take photos of each item
  • Assign to correct trade immediately

Tracking Completion​

  • Daily punch list status meetings
  • Update completion percentages
  • Re-inspect completed items
  • Don't sign off until truly complete

Common Punch List Delays​

  • ❌ Waiting on materials (should have been ordered)
  • ❌ Subcontractor won't return (enforce contract)
  • ❌ Items keep getting added (freeze the list)
  • ❌ No one assigned responsibility

Phase 4: Documentation Package​

Typical closeout documents required:

Operations & Maintenance (O&M) Manuals​

  • Equipment manuals
  • Maintenance schedules
  • Parts lists and suppliers
  • Startup/shutdown procedures

As-Built Drawings​

  • Marked-up construction drawings
  • Field changes documented
  • Hidden conditions recorded
  • MEP routing accurate

Warranties​

  • Equipment warranties (registered)
  • Roofing warranty
  • Waterproofing warranty
  • Contractor's warranty letter

Certifications & Testing​

  • Fire alarm certification
  • Elevator inspection
  • HVAC balancing report
  • Electrical testing
  • Special inspections sign-off

Administrative​

  • Final lien waivers (all tiers)
  • Consent of surety (if bonded)
  • Certificate of occupancy
  • Utility transfers

Phase 5: Training & Handover​

Don't skip this — it prevents callbacks:

  • Schedule training sessions with owner's staff
  • Document training with sign-in sheets
  • Provide after-hours contact information
  • Walk through emergency procedures

Phase 6: Financial Closeout​

Retention Release​

  1. Submit all closeout documents
  2. Request final inspection
  3. Complete any remaining punch items
  4. Submit final pay application with retention
  5. Provide final unconditional lien waivers
  6. Request retention release in writing

Final Accounting​

  • All change orders executed
  • All subcontracts closed out
  • All backcharges resolved
  • Final job cost report
  • Retention received

Closeout Document Checklist​

From General Contractor​

  • As-built drawings
  • O&M manuals (3 copies + digital)
  • Warranty compilation
  • Final lien waiver
  • Consent of surety
  • Contractor's warranty letter

From Subcontractors (each)​

  • Final lien waiver
  • Equipment warranties
  • O&M sections
  • Training documentation
  • Spare parts/attic stock

From Authorities​

  • Certificate of occupancy
  • Fire marshal approval
  • Health department approval
  • Building department sign-off

Common Closeout Problems​

Problem: Subcontractor Won't Provide Documents​

Solution:

  • Hold final payment until received
  • Use contract leverage
  • Obtain directly from manufacturers if needed
  • Document non-compliance

Problem: Punch List Keeps Growing​

Solution:

  • Formal "punch list freeze" date
  • New items become warranty work
  • Document everything in writing
  • Push back on unreasonable additions

Problem: Owner Won't Sign Off​

Solution:

  • Request specific written objections
  • Propose solutions in writing
  • Escalate per contract
  • Don't delay other closeout activities

Problem: Missing Warranties​

Solution:

  • Register equipment during installation
  • Track warranty start dates
  • Collect from subs before final payment
  • Provide what you have, note what's missing

Warranty Administration​

During Warranty Period​

  • Respond promptly to callbacks
  • Document each callback
  • Determine if warranty or owner damage
  • Push to subcontractors when appropriate

Warranty Walkthrough​

Many contracts require an 11-month walkthrough:

  • Schedule in advance
  • Walk entire project
  • Create warranty punch list
  • Complete before year expires

Get Organized​

Free Template: Download our closeout checklist template with all required documents.

Track It All: BLDR Pro includes closeout tracking with document checklists, punch list management with photos, and automatic reminders for warranty walkthroughs.