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cost-to-complete-review Recomputes cost-to-complete from current actuals plus remaining scope plus overlay-derived
escalation and contingency. Compares against prior CTC and the underwriting baseline.
Identifies the driver (labor, material, scope, duration) and recommends remediation
(re-estimate, scope trim, re-bid, contingency pull).
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5 archivos reference_manifest.yaml 1.1 KB Más de este repositorio acquisition-underwriting-engine Full-cycle acquisition underwriting engine. Takes a deal package (rent roll, T-12, OM, financing terms) and produces institutional-quality output: T-12 normalization, 10-year proforma, Linneman cap rate decomposition, probability-weighted scenarios, replacement cost analysis, and go/no-go recommendation. Triggers on 'underwrite this deal', 'build an acquisition model', or 'run the numbers on this property'.
amos-icomm-demo-orchestrator Thin demo conductor that sequences the reusable CRE acquisition skills into one end-to-end Investment Committee workflow: data-room intake, document extraction, rent-roll analysis, T-12 normalization, PCA reserve analysis, agency debt analysis, full underwriting, sensitivity stress test, IC memo generation, red-team challenge, source verification, and IC Q&A context. It orchestrates and hands off; it does not re-derive numbers itself. Every stage proposes work for human review and pauses at named gates. Triggers on 'run the IC workflow', 'take this deal from data room to IC', 'orchestrate the acquisition', or 'walk this deal to committee'.
cam-reconciliation-calculator Calculates annual CAM reconciliation for multi-tenant commercial properties. Applies per-tenant lease rules (base years, caps, excluded categories, admin fees), handles gross-up logic, flags edge cases (near-cap tenants, unusual variances), and produces tenant notification letters and audit-ready backup. Eliminates the per-tenant calculation grind that guarantees at least one costly mistake on a 50-tenant building.
name Cost-to-Complete Review slug cost_to_complete_review version 0.1.0 status draft category residential_multifamily subsystem residential_multifamily pack_type workflow targets ["claude_code"] stale_data Labor, material, and escalation references drift; CTC quality depends on freshness.
Overlay governs materiality of CTC variance and triggers for executive review.
applies_to {"segment":["middle_market"],"form_factor":["garden","walk_up","wrap","suburban_mid_rise","urban_mid_rise"],"lifecycle":["development","construction","renovation"],"management_mode":["self_managed","third_party_managed","owner_oversight"],"role":["construction_manager","estimator_preconstruction_lead","asset_manager","development_manager"],"output_types":["memo","kpi_review","estimate"],"decision_severity_max":"action_requires_approval"} references {"reads":["reference/normalized/capex_line_items__{scope}.csv","reference/normalized/labor_rates__{market}.csv","reference/normalized/material_costs__{region}_residential.csv","reference/derived/contingency_assumptions__{org}.csv","reference/normalized/construction_duration_assumptions__{region}.csv","reference/normalized/approval_threshold_defaults.csv"],"writes":[]} metrics_used ["cost_to_complete","contingency_remaining","contingency_burn_rate","change_orders_pct_of_contract","schedule_variance_days"] escalation_paths [{"kind":"ctc_variance_above_threshold","to":"construction_manager -> asset_manager -> executive"},{"kind":"contingency_exhaustion_risk","to":"construction_manager + asset_manager -> approval_request per overlay"}] approvals_required ["budget_reallocation_above_threshold"] description Recomputes cost-to-complete from current actuals plus remaining scope plus overlay-derived
escalation and contingency. Compares against prior CTC and the underwriting baseline.
Identifies the driver (labor, material, scope, duration) and recommends remediation
(re-estimate, scope trim, re-bid, contingency pull).
Cost-to-Complete Review
Workflow purpose
Build an accurate, transparent cost-to-complete at any point in the project. Trigger remediation when CTC deviates from plan.
Trigger conditions
Explicit: "run CTC", "cost-to-complete refresh", "pressure-test the remaining budget".Implicit: workflows/draw_package_review finds CTC drift; workflows/change_order_review produces material cost delta; milestone slippage from schedule.Recurring: monthly per active project; re-run when a CO is reviewed.
Inputs (required / optional)
Input Type Required Notes Cost-to-date record required from draw or GL Approved COs table required Pending COs table required scenario view Remaining scope table required assemblies, percent complete Schedule update record required for duration-based escalation Prior CTC record required for delta Estimator baseline estimate required
Outputs
Output Type Shape CTC refresh kpi_reviewper trade, per project Driver decomposition table labor / material / scope / duration Contingency posture kpi_reviewremaining vs. plan Scenario set table base / upside / downside Recommendation memo memoremediation and approval path
Required context
Asset_class, segment, form_factor, market, project.
Process
Inherit cost to date. From most recent draw or GL.
Compute remaining cost. Remaining scope x unit costs from library; market-adjust via labor/material references; apply escalation per overlay to expected execution dates per schedule.
Apply contingency. Remaining scope contingency per overlay.
Delta vs. prior CTC. Attribute to labor, material, scope, duration, CO.
Scenario set. Base, upside (favorable buyouts, scope value engineering), downside (labor shortage, material spike, additional COs).
Recommendation. If CTC within overlay, monitor. If above threshold, recommend remediation: re-estimate, scope trim, re-bid, contingency pull. Any budget reallocation above threshold opens approval.
Confidence banner. References surfaced.
Metrics used cost_to_complete, contingency_remaining, contingency_burn_rate, change_orders_pct_of_contract, schedule_variance_days.
Reference files used
reference/normalized/capex_line_items__{scope}.csvreference/normalized/labor_rates__{market}.csvreference/normalized/material_costs__{region}_residential.csvreference/derived/contingency_assumptions__{org}.csvreference/normalized/construction_duration_assumptions__{region}.csvreference/normalized/approval_threshold_defaults.csv
Escalation points
CTC variance above overlay threshold: CM -> AM -> executive.
Contingency exhaustion risk: CM + AM approval request per overlay.
Budget reallocation above threshold: approval row per overlay.
Required approvals
Budget reallocation above threshold.
Failure modes
CTC without escalation. Fix: overlay escalator applied by execution date.
CTC without scenario set. Fix: scenario set mandatory.
Silent contingency pull. Fix: contingency posture explicit.
Ignoring pending COs. Fix: scenario view includes pending.
Sample library used as authoritative. Fix: confidence banner surfaces status.
Edge cases
Late-stage value engineering: scope trim may offset CTC drift; document VE basis.Trade buyout mid-project: favorable or unfavorable buyout feeds CTC; trade_buyout_variance referenced.Force-majeure delay: duration escalation significant; surface clearly.Multiple stacked COs: aggregate effect on CTC; stacked approval path.
Example invocations
"Run the April CTC for Willow Creek."
"Pressure-test CTC on the South End renovation."
"Compare CTC to underwriting baseline for Riverbend."
Example outputs
Output — CTC refresh (abridged, Willow Creek April) Remaining cost. Market-adjusted, escalated.
Contingency. Applied per overlay; remaining within band.
Delta vs. prior CTC. Attributed: material drift on two line items; labor hours above baseline on one.
Scenario set. Base within overlay. Downside approaches contingency exhaustion if labor shortage persists.
Recommendation. Monitor; re-estimate two line items at next draw; no reallocation needed.
Confidence banner. capex_line_items@2026-03-31 (starter), labor_rates__charlotte@2026-03-31 (sample), material_costs__southeast_residential@2026-03-31 (sample).
