UES Prewar Combo — Phase 1–2

412 E 74th St, Unit 12A/B · Manhattan. Owner-side oversight on a gut renovation combining two prewar units. Primary pressure points are kitchen allowances, DOB self-cert revisions, and a pending MEP change order package.

GC: Northline Builders
Architect: Hale + Mercer
Construction value: $3.20M
Target close: Nov 18, 2026

Request audit Jump to risks

Budget

$2.48M

of $3.20M committed

RFIs

4 still open

Change orders

$72K

Pending review

Schedule

−9 days

vs baseline

Risk board

6 shown · 3 open · 1 active issues

Severity

Status

Trade	Severity	Status	Exposure
Kitchen / Appliances	Issue	Open	$18–28K
MEP	At Risk	Open	$41,860
Millwork	At Risk	Open	Time risk / possible accel. premium
Plumbing / DOB	At Risk	Watching	Schedule only (est. 5–8 days)
Building / GC	On Track	Watching	—
Tile / Waterproofing	On Track	Resolved	—

Kitchen appliance allowance below market

Allowance line is priced like builder-grade appliances against a custom kitchen package. Spec sheet and bid schedule do not match the approved design set.

Owner impact: Likely $18–28K out-of-pocket if specs stay as drawn.
Exposure: $18–28K
Opened: Jul 12, 2026
Last touch: Jul 28, 2026

Recommendation

Hold signing on finish extras until GC re-prices the allowance or freezes an owner-approved alternate schedule.

Evidence

Bid schedule line K-14: $24,500 allowance
Design set appliance schedule totals ~$49K street
No escalation clause tied to model substitutions

Recent activity

Weekly owner brief filed
Jul 30, 2026
Flagged kitchen allowance and CO #07 as decision items.
Site walk — floors 12A/B
Jul 28, 2026
Framing complete in primary suite; wet walls held at riser.
CO #07 received
Jul 22, 2026
MEP package submitted without unit-rate backup.
Allowance audit complete
Jul 12, 2026
Kitchen appliance line marked below market.
Oversight engagement started
Jun 18, 2026
Owner retained Buildteligence for duration-of-construction oversight.