VG Home Buyers LLC — Estimating Intelligence

Non-Plans Variable
Cheat Sheet Variables captured without drawings — by timing event and owner

DocNon-Plans Cheat Sheet
Rev2026-05-11
OwnerEstimating
StatusActive
These variables do not come from any drawing. They are captured at specific timing events — by specific people — through observation, decision-making, or third-party inquiry. Each block below shows who captures it, when, and which WOs it feeds. Use alongside the Plans Cheat Sheet.
Shlomo — deal / acquisition
Andrew — PM walkthrough + field
Owner — finish selections
PM field decision — during construction
Environmental / compliance survey
Pre-Contract — Form 00 F00
When captured
At offer / before contract execution
Primary owner
Shlomo — from MLS, assessor, title, and lender
Purpose
Pre-approved budget, holding cost projection, zoning/legal gate
S
Deal Terms & Property Identity
Shlomo · MLS / assessor / title / lender
Shlomo
purchase_price
Final contracted price
loan_amount
Hard money / construction loan principal
interest_rate
Annualized loan rate
monthly_holding_rate
Taxes + utilities + insurance + lawn ($/mo)
sqft_total
All levels combined — from MLS (sq ft)
sqft_above_grade
Conditioned above-grade area — initial estimate
sqft_footprint
Building footprint — initial estimate
lot_sqft
Total lot area — MLS / assessor (sq ft)
lot_dimensions
Frontage × depth (ft)
stories
Above-grade floor count
full_bath_count
Full bathrooms — MLS count
half_bath_count
Half baths / powder rooms — MLS
kitchen_count
Kitchens (note ADU separately)
ceiling_heights
Existing heights — bsmt / 1F / 2F / attic
Feeds: P0W14 HoldingPre-approved budget
S
Legal, Zoning & Site
Shlomo + title search + municipality inquiry
Shlomo
block_lot_taxmap
Block, lot, tax map number
zone
Zoning designation (R1 / R2 / B1 / etc.)
flood_zone_status
FEMA zone (X / AE / AO / VE)
easement_status
Recorded easement (none / type)
historic_status
Historic designation (none / contributing / designated)
legal_residences
Existing / proposed residence count
hazmat_present
Asbestos / lead suspected (yes / no / unknown)
oil_tank
In-ground oil tank present (yes / no / unknown)
utilities_water
Water service (city / well)
utilities_sewer
Sewer service (city / septic)
utilities_fuel
Heating fuel (gas / oil / electric)
garage_status
Garage type (none / 1-car / 2-car · attached / detached)
driveway_status
Driveway (dedicated / shared / none)
Feeds: Permit applicationSetback complianceP1W02P2W03
Property Walkthrough — Form 01 F01
When captured
During pre-purchase walkthrough (under contract)
Primary owner
Andrew / PM — direct field observation
Purpose
Confirm sqft, scope multipliers, system conditions — no plan exists for these judgments
A
Dimensions & Scope Observed
Andrew — direct measurement + observation on site
Andrew / PM
sqft_above_grade
Measured above-grade area — confirms MLS (sq ft)
sqft_footprint
Building footprint — measured (sq ft)
sqft_conditioned
Conditioned sq ft for HVAC load calc
demo_scope
Scope multiplier (partial 0.6 / selective 0.8 / full 1.0)
existing_conditions
Structural condition (good / fair / poor)
drywall_scope
Scope (patch 0.3 / partial 0.6 / full 1.0)
hvac_scope
Scope (repair 0.3 / replace 1.0 / new 1.2)
landscape_scope
Scope (cleanup 1.0 / improvements 2.0 / full 3.5)
foundation_type
Foundation scope (existing / new / repair)
basement
Basement / crawl space (yes / no / crawl)
waterproofing_needed
Required (yes / no / unknown)
months_holding
Estimated project duration (months)
addition
Addition in scope (yes / no)
open_floor_plan
Open floor plan requiring beams (yes / no)
staircase_count
Interior staircase count
stair_type
Configuration (straight / L-shaped / U / winder)
pitch
Roof slope multiplier (flat / 4:12 / 6:12 / 8:12 / 12:12)
material (roof)
Existing roof material (shingle / flat-TPO / metal)
tear_off
Existing roof to remove (yes / no)
window_count
Initial window count from walkthrough
ext_door_count
Exterior doors — excl. garage
garage_door_count
Overhead garage doors
panel_upgrade
Panel upgrade required (yes / no)
service_size
Electrical service size (100A / 200A / 400A)
fireplace_count
Fireplace units
deck_sqft
Deck / porch area (sq ft)
patio_sqft
Patio / walkway area (sq ft)
ext_railing_lnft
Exterior railing linear feet
shutter_count
Shutter pairs observed
leader_count
Downspout count
tree_removal_count
Large trees to remove
stump_grinding
Stump grinding required (yes / no)
cu_yds_excavation
Estimated excavation (cubic yards)
dirt_removal
Haul off-site (yes / no)
drywell
Drywell required (yes / no)
lot_slope
Grade (flat / moderate / steep)
sewer_scope
Sewer work scope
well_work
Well work required (yes / no)
utility_relocation
Service lines need to move (yes / no)
low_voltage_scope
Scope (basic 1.0 / structured 1.5)
camera_count
Security camera initial count
site_access
Access condition (standard / restricted / gated)
hazmat_present
Asbestos / lead confirmed on site (yes / no)
oil_tank
In-ground oil tank confirmed (yes / no)
Feeds: P1W01–09P2W03–09P3W03P3W08scaling multipliers
Owner Selections — Form 08 F08
When captured
Pre-construction — owner design decisions
Primary owner
Homeowner / buyer — grades, materials, finishes
Purpose
Material multipliers and grade multipliers that scale WO cost formulas
O
Grades, Materials & Finish Selections
Owner decisions — drives all material multipliers in WO formulas
Owner
roofing_material
Shingle 1.0 / flat-TPO 0.9 / metal 1.8
siding_type
Vinyl 1.0 / fiber-cement 1.4 / wood 1.8
window_grade
Standard 1.0 / premium 1.5 / custom 2.0+
front_door_grade
Standard / custom / oversized
deck_material
Pressure-treated 1.0 / composite 1.6 / stone 2.0
gutter_material
Aluminum / copper / vinyl
hvac_system_type
Central 1.0 / mini-split 1.2 / dual 1.4
radiant_heat
Radiant floor heat (yes / no)
ev_charger
EV charger 240V circuit (yes / no)
generator_hookup
Generator transfer switch (yes / no)
fixture_grade
Plumbing fixture grade (standard 1.0 / premium 1.4)
steam_shower
Steam shower rough-in (yes / no)
insulation_type
Batt 1.0 / blown 1.1 / spray-foam 2.5
soundproof_rooms
Rooms receiving sound treatment (count)
fireplace_type
Gas-insert 1.0 / wood 1.2 / electric 0.6
flooring_grade
Standard 1.0 / premium 1.4
flooring_species
Oak / maple / white oak / engineered
subfloor_condition
Good / needs leveling / full replacement
paint_coats
Number of finish coats (1 / 2)
wallpaper_sqft
Wallpaper area (sq ft)
accent_wall_count
Rooms with accent / wallpaper
cabinet_grade
Stock / semi-custom / custom
countertop_material
Laminate 1.0 / granite 2.0 / quartz 2.5
edge_profile
Eased / beveled / ogee / waterfall
waterfall_edge
Waterfall on island sides (yes / no)
tile_size
Standard ≤12 in 1.0 / large-format >12 in 1.1
tile_orientation
Straight 1.0 / diagonal 1.15
floor_pattern
Field tile only / accent border / mosaic inset
bs_tile_size
Backsplash (standard / mosaic / large-format)
door_style
Flat / shaker / panel / custom
barn_door_count
Sliding barn doors
trim_grade
Standard 1.0 / colonial 1.2 / craftsman 1.4
closet_material
Painted MDF / wood / wire
custom_closet_count
Built-in organizer systems
accessories_grade
Bath accessories (standard / premium)
hardware_finish
Brushed nickel / matte black / polished chrome / brass
vanity_mirror_count
Vanity mirrors
shower_encl_count
Frameless shower enclosures
glass_type
Frameless / semi-frameless / framed
appliance_count
Total appliances
appliance_grade
Builder 1.0 / mid 1.5 / premium 2.5
range_type
Gas / electric / induction
refrigerator_type
Standard / counter-depth / built-in panel-ready
wine_fridge
Wine fridge included (yes / no)
dishwasher_count
Dishwashers (1 / 2 incl. laundry)
washer_dryer
Stacked / side-by-side / no
railing_material
Wood 1.0 / metal 1.3 / cable 1.8
driveway_material
Gravel 1.0 / asphalt 1.5 / concrete 2.2 / pavers 3.0
fence_type
Wood / vinyl / aluminum / chain-link
smart_home_system
None / basic hub / integrated
doorbell_camera
Video doorbell (yes / no)
access_control
Smart locks / keypads (yes / no)
trim_coffered_ceil
Coffered ceilings (yes / no → sq ft)
trim_specialty_walls
Board & batten (yes / no → sq ft)
trim_wainscoting
Wainscoting (yes / no → lnft + height)
trim_shiplap
Shiplap (yes / no → sq ft)
trim_fp_surround
Fireplace surround trim (count)
trim_spec_beams
Specialty beams (lnft)
trim_mudroom
Mudroom build-out (sq ft / lnft)
trim_bookshelves
Built-in bookshelves (lnft)
trim_bench_builtins
Bench built-ins (count)
trim_spec_ceilings
Herringbone / patterned ceilings (sq ft)
Feeds: All P1–P3 WOs as material multiplier
PM Field Decisions — Form 09 F09
When captured
During construction — field conditions change scope
Primary owner
Andrew / PM — on-site judgment calls
Purpose
Refine or override walkthrough estimates based on actual conditions
PM
Field Refinements & Construction-Phase Decisions
Andrew — overrides walkthrough estimates where field conditions differ
PM / Field
wood_disposal
Disposal method (haul off / chip on site)
arborist_needed
Arborist required (yes / no)
gutter_size
Gutter width (5 in / 6 in)
mantel_by
Mantel WO assignment (P2W06 / P3W07)
gas_line_run
New gas line for fireplace (yes / no)
pre_hung
Pre-hung vs. slab only (doors)
post_type
Fence post material (wood / metal)
stain_lnft
Trim / railing receiving stain (lnft)
construction_start_date
Confirmed start date
months_holding
Confirmed project duration (months)
Feeds: P1W01b TreeP1W11 GuttersP2W06 FireplaceP3W05 DoorsP3W08 PaintingP0W14 Holding
Environmental Compliance — Form 10 F10
When captured
After contract — pre-construction environmental review
Primary owner
Environmental consultant / licensed inspector
Purpose
Confirm abatement scope, tank removal, wetlands, and energy code compliance
ENV
Environmental Survey Results
Licensed inspector / environmental consultant — third-party findings
Environmental
hazmat_scope
Abatement scope (none / encapsulation / full removal)
tank_removal
Oil tank removal required (yes / no)
steep_slope
Steep slope present — confirmed (yes / no)
wetlands_status
NJDEP wetlands jurisdiction confirmed (yes / no)
permit_tree
Tree removal permit required (yes / no)
r_value_spec
R-values by zone from energy code
Feeds: P1W02 TankP1W03 DemolitionP1W01b TreeP2W07 InsulationEnvironmental review
VG Home Buyers LLC — Estimating Intelligence — Non-Plans Cheat Sheet — Rev 2026-05-11 Companion: Plans Cheat Sheet