Three weeks behind, recoverable, and one decision needed.
Status at 3 September 2027
Report 7, for Beatriz Almenar. The figures come from the contractor's seventh valuation, which we checked against the site on 1 September.
0%
Complete, plan was 51%
0
Weeks behind programme
€0.00m
Forecast, contract €9.48m
0
Lost-time incidents
Progress against plan
Cumulative percent complete by value. The gap opened in June, when the first timber delivery slipped, and it has held steady at five points since July.
Planned, percent complete
Baseline programme, rev 2
Actual, percent complete
Contractor valuations 2 to 7
Level 3, timber floor down
The first of the cross-laminated floors, set on the concrete podium, gives you the true ceiling height of the guest rooms for the first time. It reads lower and calmer than the model suggested, which we think is a gain.
The courtyard, open to the sky
The void is now legible at full height. Its deep shade at 17:00 in September confirms the sun study, and it is the first place on site where you can feel what the building is trying to do.
Facade sample, west elevation
A full-height sample of the proposed ceramic lattice stands on the west side, so you can judge it in the same light as the finished rooms. This is the sample the decision below refers to.
The next five weeks
From Monday 6 September to report 8 on Friday 8 October. Timber on levels 4 and 5 is the work that decides whether the recovery holds.
Services first fix, levels 1 to 3
Timber delivery, levels 4 and 5
Your facade decision
Timber erection, two shifts
Roof waterproofing begins
Report 8 issued
How the three weeks come back
The contractor's plan, which we reviewed and accepted on 2 September at no cost to you. It leaves little slack before Christmas.
Second crane shift, from 20 September
Timber erection runs two shifts until level 5 closes, which recovers about nine working days.
Facades start on the east
Scaffold is struck on the courtyard side first, so glazing can start before the roof is complete. That recovers about five days.
Fit-out starts at level 1
Guest room fit-out works upward, as planned, but with two crews from November. It absorbs the rest.
New baseline, Friday 5 November
We report against the recovered programme from report 9. If the gap hasn't closed by then, we will say so and tell you what it does to the handover.
Risks, and the decision we need
In order of how much they could cost you. We've kept the list short because most of what we could list would not change anything you do.
Decision: facade shading, by Friday 24 September
The specified aluminium fin supplier has moved its lead time to 22 weeks, which would miss the handover. We propose the ceramic lattice now on site as a sample, made in Andalusia, with a 9 week lead time. It adds €38,260 plus IVA, already in the forecast.
Risk: timber erection falls behind again
Likelihood medium, effect high. A second late delivery would use all the recovery and move the handover by up to three weeks, past the Feria de Abril. The supplier has confirmed the September dates in writing. We inspect the load at their yard on 8 September.
Risk: forecast above contract
€140,000 over contract, or 1.5 percent: ground conditions at the northern basement wall, which we reported in report 3, plus the shading above. The contingency of €190,000 covers it. A further €50,000 remains.
Not a risk any more
The electrical connection date is confirmed for 17 January 2028. It has been on this list since report 2, and we are glad to remove it.
One decision, by Friday 24 September
Come and stand in front of the sample at 18:00, when the west light is on it. If you would rather keep the aluminium, tell Marta. We will reprice the programme with its 22 week lead time before anything is ordered.
Prepared by
Marta Ortúzar Partner, Vidal Ortúzar Arquitectos
Calle Feria Nueva 18 41003 Sevilla marta@vidalortuzar.es
For approval by
Beatriz Almenar Owner, Hotel Almenar
Next report: Friday 8 October 2027
Approve the ceramic lattice
By confirming, you approve the ceramic lattice in place of the specified aluminium fins on the west and south elevations, at an added €38,260 plus IVA. We will instruct the contractor to order it by Monday 27 September 2027.