Outdoor Living Gardens · Est. #278 · Phase 1 reconciliation
Milestone reconciliation worksheet
Each changed milestone shown as a diff: the original contract amount, then the − removals and + additions that modified it, ending in a revised total. Amber blanks are for Robert to fill from his own takeoff, since the original estimate bundled labor and materials into lump sums.
Check 1032 · 4/01
$27,912
M1 commencement (advance)
Check 1033 · 4/10
$27,912
M2 demo + retaining wall
Check 1035 · 5/18
$24,000
Invoice #170 (M3 / deck)
Check 1038 · 6/16
$17,736
Invoice #173 (decks + plants)
Total paid
$97,560
4 checks
Why the blanks: Estimate #278 priced each milestone as a lump sum — labor and materials absorbed together, never itemized (the cedar fence, for example, is one $16,500 figure with no breakdown). So the credits for removed scope can't be read off the estimate; they have to come from Robert's own numbers. Each milestone below asks for the value of each change. Read each block like a commit: − removed, + added, = revised.
Original contract scope: pool flagstone, fencing & gates, small deck surface. Plus all the deck shuffling and the added planting behind the cedar fence. This is the milestone where it's unclear how much is actually owed after all the changes — and where the two big checks landed.
Original contract amount$27,912+ deck/planting adds
·Pool flagstone, fencing, gate labor — original M3 scopegate labor already paid here; gates not finished, so that work is still owed to us. Hardware is in M5.in M3
−Small deck resurface removedrot found in beams/joists during demo → permitted rebuild, deferred. Only demo done.
±Bedroom deck 8×13 — swap for flagstone patio #173patio budget redirected into the deck; $6,547 is the net. Paid via chk 1038. No separate patio credit.net $6,547 · paid
+Planting behind cedar fence (net-new) #173soil, plants, drip, gravel. Paid via chk 1038.$2,953 · paid
Revised M3 value (orig − resurface + deck/planting)=
Paid into M3: $41,736 — chk 1035 ($24,000) + chk 1038 ($17,736)pool flagstone done · gate labor paid, gates open
Overpaid? If revised M3 value < $41,736, we paid ahead — the key question heregap = ______
Diff correct?
M4
Pathways + lawn
billed, unpaid
Contract scope: pathways, lawn, irrigation install. This is the pathway reshuffling bucket — a separate story from the deck work. Billed as the $16,000 "installment" on #177, unpaid.
Original contract amount$16,747
=Lawn install + irrigation install — as contracteddone early, ahead of the gatesin M4
−Path 1 (bedroom ↔ redwood deck) — flagstone built then removed → boardwalk (deferred)Reduced credit: crew installed flagstone before we reversed — credit material + what doesn't carry, not the install labor performed. Base prep carries to the boardwalk.
±Path 2 (15×20 ↔ pool) — basalt swap, roughly a washflagstone replaced by basalt (our upgrade), already installed; now swapping oblong for rectangular on the same prepped base. No flagstone credit sought. Rectangular-stone cost (the $685 pulled off #177) settles later.wash · stone TBD
+Stone restocking fee — our cost, accepted#177returned oblong basalt after placing it (didn't like the look); supplier kept $900. Our change of mind — we accept it.$900 · unpaid
+Geogrid under gravel — unpaid#177replaced flagstone-reuse plan; any reuse credit?
Revised M4 total=
Billed on #177 as $16,000 "installment" — unpaidlawn done early
Diff correct?
M5
Final completion
done, not paid
Contract scope: planting (the main contract planting), final detailing, irrigation testing, cleanup. Most of it is done early but unbilled; detailing/cleanup pending. The late gate hardware and landing land here.
Original contract amount$11,165
✓Contract planting — done earlythe main planting scope (separate from the behind-fence add in M3). Not yet billed.done (not paid)
✓Irrigation testing — done earlyperformed ahead of sequence. Not yet billed.done (not paid)
○Final detailing & cleanup — still outstandingthe remaining M5 workpending
+Gate & latch hardware — upgrade over the original allowance #177gate hardware was already in the M3 price we paid. We upgraded to fancier hardware, so we owe the difference only — not the full $2,934. Ask Robert to break out the upgrade cost above the original hardware allowance. (Also $300×8=$2,400 ≠ $2,934.)
+Step / landing outside bathroom #177off the gravel pathway. Work confirmed — just needs a change order. Unpaid.
Revised M5 total=
$11,165 base not billed · planting & irrigation testing done · detailing/cleanup pendingwhy pay this now if M3 was overpaid?
Correct?
Phase 2 · not started
P2Elevated pool-side deckdeferred · not demo'd · not billed$54,200
P2Engineer — first payment elevated-deck engineering · owner cost per §4. Please move off #177 onto its own Phase 2 invoice — it's a different phase. Attach the engineer's invoice. Unpaid.move to own invoice$1,600
Restated account — Robert to complete
Where it nets out
Paid to date (4 checks)$97,560
Sum of credits owed (the − lines above)
Revised Phase 1 contract total
Balance owed by us (Phase 1)
Same money, other direction. Each invoice and check below, with every line tagged to the milestone it belongs to (M1–M5 / P2) and whether it's been paid. This is the mirror of the milestone view — read it to see what each bill actually covered.
Invoices
Invoice #170May 14, 2026paid · chk 1035$24,000
Third installmentcontract milestone drawM3$16,000paid
Mosso decking add-on (1 of 2)part of the 15×20 deckM3$8,000paid
Invoice #173Jun 10, 2026paid · chk 1038$17,736
Add-on deck 8×13bedroom deck (swap for flagstone patio)M3$6,547paid
Remainder of ground-level deck15×20 deck remainderM3$8,236paid
Landscape add-onplanting behind cedar fenceM3$2,953paid
Invoice #177Jun 29, 2026 · revisedunpaid$23,268
Next installmentlandscape draw, done before gatesM4$16,000unpaid
Engineer first paymentelevated deck — asked to move to own invoiceP2$1,600move off
Step / landingoutside bathroom, off gravel pathM5$850unpaid