Nothing is built until the method is signed.

How We Work · The Pre-Construction Agreement

Before a single trade enters site, we produce a document that locks the scope, the cost, and the programme. It also tells you what happens when something goes wrong. Something always does.

Pre-Construction

Before we price anything, we spend four weeks checking the design, the buildability, and the real budget. That's the PCSA. It's a paid engagement. The cost is the point — both sides are serious.

MYX-PB-2025-001 · PCSA IFC — Issued for Construction
Pre-Construction Services Agreement
MYX-PB-2025-001 · Rev 1
financial
Financial
Cost plan, exclusions, payment gates
programme
Programme
Timeline, hold points H1–H13, decision deadlines
scope
Scope
What is included, excluded, and who owns interfaces
technical
Technical
Services strategy, plant positions, survey findings
governance
Governance
Variation control, compliance, quality gates
actions
Actions
Your required inputs to reach H1 mobilisation
6 zones · 13 hold points Issued for Construction
Pre-Construction

Four weeks. One document.The full picture before anyone swings a hammer.

Pre-Construction

Four weeks. One document.The full picture before anyone swings a hammer.

MYX-PB-2025-001 · PCSA
SECTION 01 — NAVIGATION GUIDE

How to read this report

Use this page as your navigation. Everything else is structured to be scan-first and actionable.

IFC — Issued for Construction
Zone Guide
FINANCIAL
FINANCIAL Cost plan, exclusions, payment gates
PROGRAMME
PROGRAMME Timeline, hold points (H1–H13), decision deadlines
SCOPE
SCOPE What is included, excluded, and who owns interfaces
TECHNICAL
TECHNICAL Services strategy, plant positions, survey findings
GOVERNANCE
GOVERNANCE Variation control, compliance, quality gates
ACTIONS
ACTIONS Your required inputs to reach H1 mobilisation
Key Terms
IFCIssued for Construction — baseline is signed and frozen
IFRIssued for Review — client input required before baseline is locked
H1–H13Hold points — 13 mandatory stage gates before work can proceed to next phase
PCIProvisional / Client-supplied Item — supplied by client, not Myrmex
FF&EFurniture, Fixtures & Equipment — procured and managed by Myrmex on your behalf
DoDDefinition of Done — the standard that must be met to close a stage
PMProject Manager — single point of control for all instructions
LTALicence to Alter — freeholder approval for works in managed buildings
PWAParty Wall Act — legal notice process for works near shared boundaries
DLPDefects Liability Period — 4-week minimum post Practical Completion
Client
Project Address
Project Manager
Site Lead
Project ReferenceMYX-JB-2025-009
Issue Date03 June 2025
Document Status
IFC
RevisionRev 1
SECTION 02 — KEY NUMBERS

The baseline figures your project is built around

Six headline numbers that define the project envelope — construction contract, contingency, FF&E budget, total project value, duration, and freeze target.

Key Numbers
The baseline figures your project is built around.
FINANCIAL
Construction Contract
£118,000
ex VAT · baseline scope
Contingency (10%)
£11,800
held separately by Myrmex
FF&E Budget
£109,000
procured & managed by Myrmex
Total Project
£227,000
ex VAT · construction + FF&E
Construction Duration
18–22 weeks
from H1 mobilisation
H1 Freeze Target
30 June 2025
all decisions required by this date
How these numbers work
The construction contract sum (£118,000) is the baseline. A 10% contingency (£11,800) is held separately by Myrmex and released only by PM instruction on confirmed discovery or approved variation — it is not included in the contract sum above. FF&E (£109,000) is procured and managed by Myrmex on your behalf. All sourcing, ordering, delivery coordination, and installation is handled without client involvement beyond approving selections.
SECTION 03 — BUDGET FRAMEWORK

What the project costs at baseline

Full cost plan, construction packages, FF&E allowances, and payment profile tied to delivery gates.

3
Budget Framework — Cost Plan v1
What the project costs at baseline and how payments are tied to delivery gates.
FINANCIAL
3.1 Construction Packages
Package Lead Cost (ex VAT) Notes
Prelims / Site Setup£12,500Demolition, strip-out, skips, hoarding, site protection
Structural Works£9,400Universal beam, padstones, DPC, chimney stabilisation
Electrical£13,500Full rewire, new CU, lighting circuits, EV charger, smoke alarms
Plumbing / Heating£12,500Full replacement, new boiler (Worcester 42CDi), UFH ground floor
Board Up / Plaster£5,200Plasterboard, skim, coving, firestopping
Wet Rooms / Tiling£8,300Tanking, tiling, wet room fit-off — 3 bathrooms
Kitchen — Installation£5,200Cabinet install, appliance connection, services commissioning — units in FF&E
Flooring£7,300Engineered oak throughout, levelling, thresholds
Joinery / Carpentry£16,600Bespoke wardrobes, skirting, architraves, doors, fire doors
Decorating£5,200Full redecoration — mist coat plus 2 full coats throughout
External Doors£2,600New external door set supply and install
Project Management£19,700PM fee — gate management, weekly packs, all certs & handover pack included
Construction Contract Sum (ex VAT) £118,000 + Contingency £11,800 held separately (10%)
3.2 FF&E Packages — Procured & Managed by Myrmex
Package Budget Allowance Notes
Kitchen — Units, Worktop & Appliances£30,400Sourced and ordered by Myrmex — installation in construction
Sanitaryware & Brassware£11,2003 bathrooms — selections presented to client for approval
Lighting — Decorative & Recessed£8,100All areas — positions locked at H5 electrical first-fix
Window Treatments & Blinds£6,100All rooms — measured and installed post-decoration
Soft Furnishings & Upholstery£10,100Cushions, throws, rugs — sourced to agreed style brief
Loose Furniture — Living & Dining£19,300Sofa, dining table, occasional pieces — client approves selections
Loose Furniture — Bedrooms (3)£16,200Beds, bedside, storage — per room brief agreed at H1
Art & Accessories Allowance£7,600Styling allowance — placed at handover
FF&E Total £109,000 All sourcing, ordering, delivery & installation managed by Myrmex
Control Rule — FF&E
FF&E allowances are budgets, not fixed costs. Myrmex presents options within each allowance for client approval. If a selection exceeds the allowance, a variation is issued before ordering proceeds. Nothing is ordered without client approval of the selection.
3.3 Payment Profile — Construction P1 to P5
Gate Trigger % Amount Notes
P1 — H1Pre-Start Freeze signed off15%£17,700Mobilisation invoice. Funds SE, surveys, party wall.
P2 — H4Structural Complete — PM + SE sign-off30%£35,400Largest milestone. Structural, first-fix, close-up phases.
P3 — H6Close-Up & Plastered — PM sign-off25%£29,500Building sealed. No further hidden defects possible.
P4 — H9Finishes Complete — PM internal QC25%£29,500All finishes installed and PM quality-checked.
P5 — H13Defects Liability Release — 4-week DLP5%£5,900FINAL PAYMENT. Cannot be released early. 4-week DLP is contractual.

Payment terms: 7 days from invoice date. FF&E invoiced separately at point of order per package. Full terms in the Client Agreement.

Control Rule
Any scope change triggers an updated cost tracker and written approval before work proceeds. No variation proceeds without signed client confirmation.
SECTION 04 — PROGRAMME

When work happens and what gets signed off at each stage

The programme maps every phase against a timeline with hard hold points. No stage closes without evidence, no trade mobilises without sign-off at the gate before it.

4
Programme v1 — Project Timeline
When work happens, what the hold points are, and what gets signed off at each stage.
PROGRAMME
4.1 Construction Phase Plan
H1Pre-Start
H2–H3Demo / Strip-Out
H4Structural
H51st Fix MEP
H6Close-Up
H72nd Fix
H8Wet Areas
H9–H10Finishes
H11–H13Handover / DLP

H1 freeze target: 30 June 2025. Construction: 18–22 weeks from mobilisation. All 13 hold points embedded. Decision deadlines must be met to protect programme.

4.2 Hold Points Summary — H1 to H13
Gate Name Sign-Off Authority Payment Trigger Blocker Rule
H1Pre-Start FreezeP1 — 15%Construction cannot start
H2Mobilisation Gate—No strip-out or demolition
H3Strip-Out & Discovery—No structural or first-fix works
H4Structural CompleteP2 — 30%No first-fix MEP until signed by PM + SE
H5First Fix MEP ⚠ CRITICAL—No boarding, insulation or plasterwork
H6Close-Up & PlasteredP3 — 25%No second-fix until plaster cure met
H7Second-Fix & Commissioning—No wet areas or finishes until EIC + Gas Safe issued
H8Wet Areas ⚠ ZERO TILING BEFORE H8—Zero tiling before H8 signed
H9Finishes CompleteP4 — 25%Client snag walkthrough blocked until H9 cleared
H10Pre-Snag Internal QC—Client walkthrough cannot be booked
H11Practical Completion—P5 retention triggered — 4 weeks to DLP release
H12Snag Closure—H13 and P5 blocked until H12 complete
H13Defects Liability ReleaseP5 — 5%Final payment — minimum 4-week DLP; cannot be waived
Control Rule
If a dependency shifts, PM issues a programme impact notice and updates the tracker before work proceeds. No gate closes without documented evidence. No stage opens without the previous gate signed.
SECTION 05 — DECISION REGISTER

The decisions we need from you before construction starts

Everything else is handled by Myrmex. These are the only inputs required — approvals of selections presented by the PM, not sourcing tasks.

12
Decision Register
The decisions we need from you before construction starts. Everything else is handled by Myrmex.
ACTIONS
12.1 Client Decisions Required

All procurement, sourcing, ordering, and coordination is managed by Myrmex. The decisions below are the only inputs required from you — approvals of selections presented by the PM, not sourcing tasks.

Decision Deadline Impact if Late Status
Approve kitchen design & appliance selections
Options presented by Myrmex — client approves final selection		 14 Jun 2025 H1 freeze and programme start at risk Approved
Approve sanitaryware selections — 3 bathrooms
Shortlist presented by Myrmex per bathroom brief		 21 Jun 2025 First-fix bathroom sequencing delayed Approved
Approve tile selections — all wet areas
2–3 options per area presented for approval		 28 Jun 2025 Tiling phase delayed — knock-on to finishes Approved
Approve FF&E selections — living & dining
Furniture & soft furnishing proposals per style brief		 30 Jun 2025 Delivery lead times extend past handover window In Review
Approve FF&E selections — bedrooms (3)
Per-room proposals presented to client for sign-off		 30 Jun 2025 Delivery lead times extend past handover window In Review
Approve lighting fixture selections
Positions locked at H5 — selections must be confirmed before first-fix		 14 Jun 2025 Electrical first-fix layout cannot be finalised Approved
Approve external door style
2 options presented — order placed by Myrmex on approval		 14 Jun 2025 H1 procurement blocked Approved
Sign and return this Pre-Construction Agreement
Releases baseline pack and authorises H1 mobilisation		 30 Jun 2025 Mobilisation cannot proceed Signed
Client Action Required
Submit: Approvals via email to team@myrmexgroup.co.uk or project portal · Include: Decision name + option selected + any notes
Deadline: 30 June 2025 Owner:
SECTION 06 — CHANGE CONTROL

How changes are priced, approved, and recorded

Nothing proceeds without written sign-off. The change control section defines variation types, escalation thresholds, and the approval chain.

13
Change Control
How changes are priced, approved, and recorded — nothing proceeds without written sign-off.
GOVERNANCE
13.1 What Counts as a Variation
Type Example Trigger
Scope changeAdd / remove items from agreed scopeClient request or site discovery
Spec changeSelection above FF&E allowanceApproved selection exceeds budget line
Layout changeMove partitions, relocate kitchen positionImpacts services or structure
Access / rules changeReduced working hours, building management updateExternal constraint change
Discovery itemHidden defect, failed substrate, illegal wiringOpening-up reveals unknown condition
13.2 Escalation Thresholds
Programme Critical PathAny change affecting critical path — PM escalation same day
Cost Threshold£3,500 or above — written approval required before any procurement or works proceed
Compliance / SafetyStop work — re-route via compliance register before proceeding
Hold Points AffectedGate criteria updated and re-issued before stage opens
Control Rule
No variation is instructed without written client approval. Verbal approval is not approval until logged and signed. No approved variation = no work.
Client
Address
Project Manager
Contactteam@myrmexgroup.co.uk
Project ReferenceMYX-JB-2025-009
Issue Date03 June 2025
Document Status
IFC — Baseline signed and frozen
Total Project Value£227,000 ex VAT  ·  Construction £118,000 + FF&E £109,000
Gate Pack

Hold points that control the build sequence

GATE PACK

Hold points that control the build sequence

Gate Pack Navigator
SECTION 01 — OVERVIEW

Gate Pack — Hold Point Control

Every stage gate must close before the next stage opens. No gate closes without documented evidence and sign-off.

Gate Pack — Hold Point Control
Every stage gate must close before the next stage opens. No gate closes without documented evidence and sign-off.
GOVERNANCE
Gate Status — H1 to H13
H1Pre-Start
H2Mobilisation
H3Discovery
H4Structural
H51st Fix MEP
H6Close-Up
H72nd Fix
H8Wet Areas
H9Finishes
H10Pre-Snag
H11PC
H12Snag Closure
H13DLP Release
Gate Summary
Gate Name Sign-Off Payment Status
H1Pre-Start FreezeP1 — 15%Closed
H2Mobilisation Gate—Closed
H3Strip-Out & Discovery—Active
H4Structural CompleteP2 — 30%Upcoming
H5First Fix MEP—Planned
H6Close-Up & PlasteredP3 — 25%Planned
H7Second-Fix & Commissioning—Planned
H8Wet Areas & Waterproofing—Planned
H9Finishes CompleteP4 — 25%Planned
H10Pre-Snag Internal QC—Planned
H11Practical Completion—Planned
H12Snag Closure—Planned
H13Defects Liability ReleaseP5 — 5%Planned
Control Rule
No gate closes without documented evidence. No stage opens without the previous gate signed. If a dependency shifts, PM issues a programme impact notice before work proceeds.
SECTION 02 — H1 PRE-START

Pre-Start Freeze

Baseline scope, budget, and programme locked. All client decisions confirmed. Construction authorised to proceed.

H1
Pre-Start Freeze
Baseline scope, budget, and programme locked. All client decisions confirmed. Construction authorised to proceed.
Closed
Gate Summary
Gate IDH1
StagePre-Construction → Mobilisation
Blocker RuleConstruction cannot start until H1 is signed
Closed Date30 Jun 2025
Evidence Required
  • PCSA signed and returned by client
  • All client selections approved (kitchen, sanitaryware, tiles, lighting, doors)
  • Cost plan v1 baseline frozen — £118,000 construction + £109,000 FF&E
  • Programme v1 issued and acknowledged
  • Party wall notices served (where required)
  • LTA application submitted to freeholder
  • Structural engineer appointed and brief issued
Sign-Off
Client
Signed: 30 Jun 2025
Project Manager
Signed: 30 Jun 2025
Payment Trigger
Payment P1 — 15% — £17,700
SECTION 03 — H2 MOBILISATION

Mobilisation Gate

Site access confirmed, prelim works instructed, protection installed. Strip-out and demolition authorised.

H2
Mobilisation Gate
Site access confirmed, prelim works instructed, protection installed. Strip-out and demolition authorised.
Closed
Gate Summary
Gate IDH2
StageMobilisation → Strip-Out
Blocker RuleNo strip-out or demolition without H2 signed
Closed Date07 Jul 2025
Evidence Required
  • Site access arrangements confirmed with building management
  • Hoarding, dust protection, and floor protection installed
  • Skip and waste removal contract in place
  • Utility isolation plan agreed (electric, gas, water)
  • Neighbours notified per building rules
Sign-Off
Project Manager
Signed: 07 Jul 2025
Site Lead
Signed: 07 Jul 2025
Payment Trigger
No payment linked to H2
SECTION 04 — H3 DISCOVERY

Strip-Out & Discovery

Full strip-out complete. All hidden conditions exposed and documented. Discovery variations issued to client for approval before structural works proceed.

H3
Strip-Out & Discovery
Full strip-out complete. All hidden conditions exposed and documented. Discovery variations issued to client for approval before structural works proceed.
Active
Gate Summary
Gate IDH3
StageStrip-Out → Structural Works
Blocker RuleNo structural or first-fix works until H3 signed
Target Date21 Jul 2025
Evidence Required
  • Full strip-out complete — all finishes, fittings, and services removed
  • Discovery log issued — all hidden conditions photographed and documented
  • Discovery variations priced and issued to client
  • Client approval received for all discovery variations
  • Structural engineer site inspection completed
  • Updated programme issued if discovery impacts timeline
Active Gate — Action Required
Discovery phase is underway. Any hidden defects found during strip-out are documented and priced as variations. Client approval is required before structural works proceed.
Sign-Off
Project Manager
Pending
Client (if variations)
Pending
Payment Trigger
No payment linked to H3
SECTION 05 — H4 STRUCTURAL

Structural Complete

All structural works completed and signed off by structural engineer. Building is structurally sound. First-fix MEP authorised to proceed.

H4
Structural Complete
All structural works completed and signed off by structural engineer. Building is structurally sound. First-fix MEP authorised to proceed.
Upcoming
Gate Summary
Gate IDH4
StageStructural → First-Fix MEP
Blocker RuleNo first-fix MEP until signed by PM + structural engineer
Target Date11 Aug 2025
Evidence Required
  • Universal beam installed, padstones set, propping removed
  • Structural engineer sign-off certificate received
  • DPC and damp remediation completed (where scoped)
  • Chimney stabilisation works complete
  • Building control inspection passed (if applicable)
  • Photographic record of all concealed structural elements
Sign-Off
Project Manager
Date: _______________
Structural Engineer
TBC
Date: _______________
Payment Trigger
Payment P2 — 30% — £35,400
Control Rule
P2 is the largest single milestone payment. It is released only after both PM and structural engineer have signed H4. No partial release.
SECTION 06 — H5 FIRST FIX

First Fix MEP — Critical Gate

All first-fix electrical, plumbing, and heating roughed in. Client walkthrough to confirm socket and switch positions before close-up. Last chance to change anything behind walls.

H5
First Fix MEP — Critical Gate
All first-fix electrical, plumbing, and heating roughed in. Client walkthrough to confirm socket and switch positions before close-up. Last chance to change anything behind walls.
Planned
Gate Summary
Gate IDH5
StageFirst-Fix MEP → Close-Up
Blocker RuleNo boarding, insulation or plasterwork until H5 signed
Target DateTBC
Critical Gate Warning
H5 includes a mandatory client walkthrough. Once walls are closed up at H6, changes to socket positions, pipe runs, and switch locations require destructive opening-up and will be charged as variations. This is the last opportunity to verify all MEP positions.
Evidence Required
  • Electrical first-fix complete — all circuits, cables, back-boxes installed
  • Plumbing first-fix complete — all pipe runs, waste, and hot/cold in position
  • Heating first-fix complete — UFH loops laid, radiator pipes roughed in
  • Client walkthrough completed and socket/switch positions approved
  • Lighting positions confirmed against approved selections
  • Photographic record of all concealed MEP runs
Sign-Off
Project Manager
Date: _______________
Client
Date: _______________
Payment Trigger
No payment linked to H5 — next payment at H6 (P3)
THE WEEKLY RAG

Every Friday at 16:00 you receive the full project state.

Weekly RAG Navigator
SECTION 01 · RAG STATUS

Five-pillar health check at a glance

The RAG table shows the current status of each project pillar. Green means on track, amber flags a watch item, red demands action.

1 · Project RAG Status
ProgrammeOn TrackFirst-fix progressing to programme. Insulation and plastering complete in WC.
BudgetOn TrackContract sum held. No approved variations. One pending VR under review.
GatesAmber — H5 OpenH5 First-Fix Sign-Off open. Awaiting plumbing pressure test evidence before gate can close.
DecisionsAmber — 1 PendingSanitaryware final selection outstanding. Last responsible moment: 11 Sep 2026.
RisksRed — See S6Exposed pipework in WC void not yet signed off. Risk of programme impact if H5 blocked.
SECTION 02 · PROGRAMME

What was done this week and what comes next

A two-column snapshot of completed and upcoming works, plus the programme variance and next gate milestone.

programme
2 · Programme
Completed this week
  • WC — thermal insulation installed between metal studs (non-combustible, 100mm mineral wool)
  • WC — skim plaster coat applied to all walls, scratch coat applied in adjacent space
  • First-fix plumbing terminated: soil pipe, cold supply, UFH manifold connections stubbed through
Next week
  • WC — plumbing pressure test and sign-off (H5 gate evidence)
  • WC — floor screed prep and waterproofing membrane (tanking) prior to tiling
  • Electrical first-fix: confirm light point and ring main positions, run final cable routes
Next Gate
H6 — Close-Up & Plastered · est. 25 Sep 2026
Programme Variance
On Track — 0 days
SECTION 03 · BUDGET

Contract sum, variations and forecast

The budget grid summarises the financial position: original contract sum, approved and pending variations, and the forecast final account.

financial
3 · Budget
Contract Sum
£180,000
Approved Variations
£0
Pending Variations
VR-001 — £1,200 (additional noggins for sanitaryware fixing — awaiting approval)
Forecast Final Account
£181,200 (if VR-001 approved)
SECTION 04 · GATES

Gate status and payment milestones

Each construction gate represents a quality checkpoint. The table shows which gates are closed, open, or pending, plus payment status.

governance
4 · Gate Status
GateNameStatusDate
H1–H3 closed on schedule (mobilisation through structural sign-off)
H4Structural CompleteClosed21 Aug 2026
H5First Fix MEP CompleteOpen04 Sep 2026
H6Close-Up & PlasteredPendingest. 25 Sep
Payments: Gate 4 payment (£36,000) invoiced 24 Aug — due 07 Sep. No overdue invoices.
SECTION 05 · DECISIONS & RISKS

Outstanding decisions and top project risks

Decisions that need client action and the three highest-rated risks this week, with mitigation plans and the governance communications summary.

actions
5 · Decisions Required
DecisionDeadlineImpact if Late
Sanitaryware final selection (WC suite, basin, brassware)11 Sep 2026Delays tiling layout & waterproofing — H6 gate at risk
governance
6 · Top Risks
RiskRAGMitigation
Exposed pipework in WC void — no sign-off evidenceRedPressure test booked w/c 07 Sep. If fail, re-route required — 5-day impact.
Sanitaryware selection delay — tiling holdAmberClient notified of last responsible moment. Provisional layout prepared for early start.
Electrical cable route clash with UFH manifoldAmberRe-route confirmed on drawing. No programme impact if executed next week.
Overdue decisions: 0
Escalations this week: 0
Decisions closed: 2
Pack issued: Fri 04 Sep 2026, 16:00
SECTION 06 · SITE PHOTOS

This week on site

Timestamped site photography documenting progress. Images are blurred for client confidentiality in this sample.

Mineral wool insulation — metal stud wall
WC · Insulation
Skim plaster complete — pipework visible at low level
WC · Plastering
Skim plaster — opposite wall with first-fix valve
WC · Plastering
Photo pending
Plumbing pressure test
WC · Plumbing
Photo pending
UFH manifold connections
WC · Mechanical
Photo pending
Electrical first-fix cable routes
WC · Electrical
The Weekly RAG
Every Friday at 16:00 you receive the full project state.

Gate Control

Agreed before the work starts.

Checked thirteen times while it runs.

Questions

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