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Office fit-out, Level 12 Bay View Tower Glass needed by 6 Oct

TS-26-014 Gulf Horizon Properties PM Arun Kumar 10 Aug → 30 Oct 2026 LPO GHP/LPO/2026/0418
Handover checklistHandover Raise snag
SN-014-06 needs Coolbreeze MEP back on site by 8 Oct. Their insurance certificate expired on 25 Sep, so payments are on hold and they may not be allowed on site after the building audit. Ask them for the renewed certificate before MEP second fix starts on 11 Oct.
Subcontractor compliance
Snags raised
67
Internal QA walks · zone A
Closed
4
3.5 days on average to close
Open
23
None overdue · next due 5–6 Oct
Handover
28 days
30 Oct · checklist 2 of 10 done

Internal QA snags

Raised by our own team before the client sees them
Raise snag
  • Carpet tile edge lifting at the MR-1 doorCarpet tile edge lifting at the MR-1 door
    Carpet tile edge lifting at the MR-1 door
    SN-014-07Zone A · MR-1 entranceRaised just now by you
    MROwn team · Mohammed Rafiq
    NewDue 5 Oct
  • Ceiling tile misaligned near grid C4Ceiling tile misaligned near grid C4
    Ceiling tile misaligned near grid C4
    SN-014-05Zone A · reception corridorVignesh Raman, 1 Oct
    AMAl Madar Gypsum · WO-TS-26-021
    OpenDue 6 Oct
  • Downlight off-centre with the ceiling grid in MR-2Downlight off-centre with the ceiling grid in MR-2
    Downlight off-centre with the ceiling grid, MR-2
    SN-014-06Zone A · MR-2Vignesh Raman, 1 Oct
    CBCoolbreeze MEP · payments on hold
    OpenDue 8 Oct
  • Floor box cover not flush in MR-2Floor box cover not flush in MR-2
    Floor box cover not flush, MR-2
    SN-014-04Zone A · MR-2Vignesh Raman, 25 Sep
    CBCoolbreeze MEP · closed with photo 30 Sep
    Closed5 days
  • Gypsum joint crack above door D-04Gypsum joint crack above door D-04
    Gypsum joint crack above door D-04
    SN-014-03Zone A · MR-1 / MR-2 wallVignesh Raman, 25 Sep
    AMAl Madar Gypsum · closed with photo 29 Sep
    Closed4 days
  • Skirting gap at MR-1Skirting gap at MR-1
    Skirting gap at MR-1
    SN-014-02Zone A · MR-1Vignesh Raman, 25 Sep
    KBOwn team · Krishna Bahadur · closed 28 Sep
    Closed3 days
  • Paint touch-up needed on the corridor wallPaint touch-up needed on the corridor wall
    Paint touch-up, corridor wall
    SN-014-01Zone A · reception corridorVignesh Raman, 25 Sep
    PCProCoat Painting · closed 27 Sep
    Closed2 days
A snag closes only with an "after" photo from the same spot · the client never sees this list

QA walks by zone

Internal first, then the client
  1. Zone A · reception & meeting rooms
    25 Sep and 1 Oct · Vignesh Raman · 67 snags
  2. B
    Zone B · open office
    20 Oct · after vinyl and glass
  3. C
    Zone C · pantry & director's office
    22 Oct · after joinery and VO-03 glass
  4. Client walkthrough
    28 Oct, 10:00 AM · Khalid Al Mansoori & Studio Arc

Who fixes what

Closed of raised, by company
Al Madar Gypsum
1 of 2
Coolbreeze MEP
1 of 2
Own team
1 of 11 of 2
ProCoat Painting
1 of 1

Subcontractor snags are checked before their next claim is certified.

Clear zone A before the glass arrives

Both open snags are at ceiling level. Fix them this week while the scaffold towers are still in zone A — from 7 Oct the towers move to the glass installation in zone B.

Handover checklist

Practical completion 30 Oct · 2 of 10 done
28 days left
20%
  • Handover format and document list agreed
    Studio Arc · minutes of meeting #7, 29 Sep
  • Warranty letters requested
    LHP Metals & Glass (glass), Prime Flooring (vinyl), Star Hardware (floor springs) · 30 Sep
  • Internal snag walks, zones A–C
    Zone A done (23 open) · B 20 Oct · C 22 Oct
  • As-built drawings
    A-101, A-201, FL-301, SD-GL-07/08, JN-401, MEP-01 · Vignesh Raman · due 26 Oct
  • O&M manuals
    MEP equipment, floor springs & patch fittings, pantry joinery hardware · due 26 Oct
  • Test & commissioning certificates
    Lighting, power, HVAC balancing · Coolbreeze MEP must renew insurance before 11 Oct
  • Final cleaning
    Own team + 2 cleaners · 26–27 Oct · glass polished, protection removed
  • Keys, access cards & key register
    14 door keys, 2 master keys, glass-door lock keys · signed register
  • Client walkthrough
    28 Oct, 10:00 AM · Khalid Al Mansoori & Studio Arc Interiors
  • Handover certificate signed
    30 Oct · starts the 12-month defects liability period
Retention release terms. Gulf Horizon holds 5% of each certified bill — AED 11,545 so far, about AED 20,230 on the revised contract of 404,600. It is released in full after the 12-month defects liability period (30 Oct 2027), once all client snags are closed and the DLP certificate is signed. See billing
Snag SN-014-07 raised
Mohammed Rafiq got it on WhatsApp with the photo. Due 5 Oct — it must close with an "after" photo.