VG Home Buyers · Acquisition · Property Intake · Draft 3
Capturing the right variables at acquisition is the single highest-leverage act in a project. These inputs drive every Phase 1–3 estimate, set Andrew's pre-approved budget, and determine the accuracy of every cost projection that follows. A complete intake takes less than an hour and saves dozens of judgment calls downstream.
Step 1 — At offer
Property Basics + Deal Terms
Shlomo provides · Andrew estimates
Step 2 — Under contract
Condition Assessment + Legal & Zoning
Andrew (PM) — inspection · Shlomo / title / assessor
Step 3 — At purchase
Phase Scope + Pre-Approved Budget
Andrew confirms · Shlomo approves budget
§ 01 · At offer
Property basics & deal terms
the variables that drive every formula
sqft_total
all levels combined
→ holding costs, overhead
sqft_above_grade
conditioned above-grade area
→ framing, HVAC, painting, drywall
stories
1
1.5
2
3
→ framing, HVAC zoning, stairs
lot_sqft
total lot area
→ landscape, driveway, fencing
full_bath_count
→ plumbing, tile, accessories
half_bath_count
→ plumbing fixtures
kitchen_count
note ADU kitchens separately
→ cabinets, plumbing, appliances
purchase_price
final contracted price — 12.x
loan_amount
hard money / construction loan — 13.x
interest_rate
annualized, for holding cost calc
monthly_holding_rate
taxes + utilities + insurance + lawn
§ 02 · Under contract — PM walkthrough
Condition assessment
Andrew's site evaluation
demo_scope
partial (0.6×)
selective (0.8×)
full (1.0×)
→ demolition estimate (32.x)
foundation_type
existing
new
repair
→ foundation estimate (42.x) · canonical: existing / new / repair
pitch
flat (1.0)
4:12 (1.05)
6:12 (1.12)
8:12 (1.19)
12:12 (1.41)
→ roofing multiplier (53.x)
material
shingle (1.0)
flat-TPO (0.9)
metal (1.8)
→ roofing material rate (53.x) · owner-confirmed in Form 08
sqft_footprint
building footprint (roof plan area)
→ foundation + roofing takeoff
addition
yes
no
→ framing complexity (52.x)
window_count
→ windows estimate (54.x)
window_grade
standard
premium
custom
→ windows unit rate
ext_door_count
exterior doors only — not garage
→ exterior doors (54.x)
garage_door_count
overhead garage doors
→ garage door cost (54.x)
siding_type
vinyl
fiber cement
wood
→ siding material rate (58.x)
hvac_scope
repair (0.3×)
replace (1.0×)
new (1.2×)
→ HVAC estimate (62.x)
system_type
central
mini-split
dual
→ HVAC system multiplier
panel_upgrade
yes
no
→ electrical estimate (64.x)
service_size
100A
200A
400A
→ electrical service cost
block_lot_taxmap
block, lot, and tax map number
→ required on permit application
zone
R1 / R2 / B1 / etc.
→ setbacks, height limits, use restrictions
flood_zone_status
X (minimal)
AE
AO
VE
→ may restrict design, add insurance
easement_status
none
yes — note type
→ affects buildable area + site plan
historic_status
none
contributing
designated
→ may restrict exterior changes
steep_slope / wetlands
neither
steep slope
wetlands
both
→ environmental review required
legal_residences
existing / proposed
→ zoning compliance + permit category
garage_status
none
1-car
2-car
attached
detached
→ parking compliance, framing scope
ceiling_heights
bsmt / 1st floor / 2nd floor / attic
→ required for IHA elevation drawings
utilities_water
city
well
→ plumbing scope, permit type
utilities_sewer
city
septic
→ plumbing scope, ejector pump
utilities_fuel
gas
oil
electric
→ HVAC system selection (62.x)
driveway_status
dedicated
shared
none
→ site plan, parking count
lot_dimensions
frontage × depth (ft)
→ setback compliance, site plan
§ 03 · At purchase — PM + Owner
Phase scope & PM timeline
locking what's in and out before estimates run
months_holding
PM's projected construction duration
→ holding cost total: months × monthly_rate — 14.x
construction_start_date
estimated
Phase
Work included
In scope?
P1 — Shell
Demo · Foundation · Framing · Roofing · Windows · Siding
InOut
P2 — Systems
HVAC · Plumbing · Electrical · Insulation · Drywall · Exterior
InOut
P3 — Finishes
Tile · Flooring · Cabinets · Carpentry · Painting · Appliances
InOut
P3 — Specialty Trim
Coffered ceilings · Wainscoting · Built-ins · Shiplap · Beams
InOut
P2 — Exterior
Deck · Patio · Driveway · Landscape · Fencing
InOut
A complete intake unlocks
what becomes possible once all fields are filled
Estimate
Full P0–P3 cost estimate
Every WO formula in the cost model can run. No WO left at "rough guess."
Approval
Andrew's pre-approved budget
Andrew signs off on scope by phase. His compliance gate during construction becomes a fast verification, not a fresh decision.
Cash flow
Holding cost projection
months × monthly_rate — P0WO14. Cash flow planning possible from day one.
AP
Vendor assignments can begin
Scope confirmed → SOW requests go out → VPT rows can be created before invoices arrive.
Benchmark
Variance analysis at close
P0 estimate vs. P4 actuals — which WOs ran over, which came in under. Only meaningful if P0 was detailed.
Library
Cost library improvement
Actuals feed back against clearly-defined P0 inputs, improving rate calibration for every future property.
Most critical
sqft_above_grade and stories appear in more cost formulas than any other variable — framing, HVAC, drywall, painting, electrical. A 10% error in above-grade sqft at offer cascades through every construction estimate. Measure or confirm from plans before finalizing the estimate, not from MLS data.