- Scope
- Demolition
- Subcontractor
- Moss
- Quote
- $90,000
Construction Timeline
Based on Moss Development schedule — Demo to closeout in 3 months (Apr 1 → Jun 30)
Per Moss Schedule
Early July 2026
Permit approved Mar 2, no delays, no major change orders
Realistic (+2 wk buffer)
Mid-July 2026
Minor delays in inspections or material delivery
If permit delayed / change orders
Aug–Sep 2026
Permit pushback, scope changes, trade scheduling conflicts, will also need bail money
Taking risks and softening corners
Early June 2026
If we take risks ordering mechanical ASAP, we can reduce the probability of waiting on items. Moss acknowledged that we can make up some build time in some areas.
Milestone Timeline
Pre Construction
Tender CloseFeb 26, 2026
Moss Development— Bids collected
Building Permit ExpectedMar 2, 2026
City of St. John's— Critical gate
Contract AwardMar 6, 2026
Moss Development— GC contract signed
Shop DrawingsMar 9, 2026
Moss / Trades— Detailed trade drawings
Material PurchaseMar 23, 2026
Various— Long-lead items ordered
Site MobilizationMar 30, 2026
Moss Development— Equipment on site
Construction
DemolitionApr 1, 2026
Moss Development— Strip-out of existing space
FramingApr 15, 2026
Moss Development— Walls, partitions, structure
Rough-in (Mech/Elec/Plumb)Apr 22, 2026
NF HVAC / Trades— Critical path
Fire ProofingApr 28, 2026
INS Solutions— $27,000 — ceiling fire rating
Sprinkler InstallMay 4, 2026
Martin's Fire Safety— $7,050 + HST
Inspections (Rough-in)May 11, 2026
City / Fire— Must pass before closing walls
DrywallMay 12, 2026
Moss / Sub— After inspection approval
Plaster / FinishMay 18, 2026
Moss / Sub— Skim coat and finish
PaintMay 25, 2026
Moss / Sub
CeilingsMay 28, 2026
Moss / Sub— Drop ceiling and finishing
Flooring InstallJun 3, 2026
Urban Flooring— $3,690 + HST
Millwork InstallJun 9, 2026
Moss / Custom— Bar, built-ins, trim
Fixture InstallJun 10, 2026
Various— Plumbing & light fixtures
Kitchen Equipment InstallJun 16, 2026
Self / Suppliers— Most equipment on hand
Final CleaningJun 18, 2026
TBD— Construction clean
Commissioning
Systems BalancingJun 22, 2026
NF HVAC— HVAC/ventilation testing
Deficiency ReviewJun 24, 2026
Moss / Owner— Walkthrough and punch list
Final InspectionJun 29, 2026
City / Fire / Health— All regulatory sign-offs
Project CloseoutJun 30, 2026
Moss Development— Handover to owner
Construction Bid Breakdown
- Scope
- Mechanical (HVAC/Plumbing)
- Subcontractor
- NF HVAC
- Quote
- $294,750
- Scope
- Electrical
- Subcontractor
- NF HVAC
- Quote
- $163,750
- Scope
- Fire Suppression
- Subcontractor
- Martin's Fire Safety
- Quote
- $7,050
- Scope
- Fire Proofing (Ceiling)
- Subcontractor
- INS Solutions
- Quote
- $27,000
- Scope
- Doors and Frames
- Subcontractor
- Apex
- Quote
- $15,305
- Scope
- Flooring
- Subcontractor
- Urban Flooring
- Quote
- $3,690
- Scope
- New Construction
- Subcontractor
- Moss
- Quote
- $187,879
- Scope
- Walk-in Cooler (Optional)
- Subcontractor
- Whitten Agencies
- Quote
- $18,650
| Scope | Subcontractor | Quote |
|---|---|---|
| Demolition | Moss | $90,000 |
| Mechanical (HVAC/Plumbing) | NF HVAC | $294,750 |
| Electrical | NF HVAC | $163,750 |
| Fire Suppression | Martin's Fire Safety | $7,050 |
| Fire Proofing (Ceiling) | INS Solutions | $27,000 |
| Doors and Frames | Apex | $15,305 |
| Flooring | Urban Flooring | $3,690 |
| New Construction | Moss | $187,879 |
| Walk-in Cooler (Optional) | Whitten Agencies | $18,650 |
Construction Cost Summary
Subtotal (Subs/Suppliers)$808,074
Moss Overhead (5%)$40,404
Moss Markup (7%)$56,565
Client Total (Pre-HST)$905,043
HST (15%)$135,756
Client Total Incl. HST$1,040,799
Change Order Allowance (10%)$90,504
Key Observations
- Moss Development has provided a detailed schedule — demo to closeout in 3 months (Apr 1 to Jun 30).
- Building permit (expected Mar 2) is the critical gate. Everything downstream depends on it.
- HVAC rough-in (Apr 22) to systems balancing (Jun 22) = tight 2-month window for mechanical work.
- Soft opening target: early-to-mid July 2026 (patio season). 1-2 weeks staff training after handover.
- 10% change order allowance (~$90K) budgeted to absorb scope changes.