Private Portal
Tristan Roberts — Owner's Representative
742 Lakeview Drive · Kings Beach
Active — Framing
Approved to Date
$391,800
Original $385K + 3 COs
Spent to Date
$196,400
5 invoices paid
Remaining
$195,400
On track
Demolition ✓
Foundation ✓
Framing ✓
Rough-In ●
MEP
Insulation
Finishes
Kitchen
Final
This Week
Electrical rough-in
4 crew · 52 hours
Next Milestone
MEP Inspection
Jul 14
Action Required
CO#3 · $2,400
Review →
📋 Overview
💰 Financials
📷 Site6
📄 Docs
👥 Team
What's New Since Your Last Visit
Change Order #3 needs your approval (+$2,400)Today
6 new site photos uploadedToday
Weekly update postedToday
Rough framing inspection passedJul 1
Invoice #005 paid ($42,000)Jun 25
Change Order #3 — Pending Approval
+$2,400
Master Bath Natural Stone Upgrade
Upgrade master bathroom tile from standard porcelain to Carrara marble. Includes material cost difference and additional labor for natural stone installation. No schedule impact.
"I recommend approving this one. The marble is a significant upgrade for a relatively small cost add. It will show well for rental income and resale. The tile supplier can hold the order through Friday."
Reviewed by: Tristan Roberts ✓
Previous Change Orders
✓ CO#1 — Subfloor Insulation (R-30) — +$1,800 Approved
✓ CO#2 — Electrical Panel 200A→400A — +$2,600 Approved
☀️
Tahoe City
Current conditions updated each site visit
72°F
Clear skies
Updated each site visit
Owner's Rep UpdateWeek of Jun 30, 2026
Framing 95% complete — headers set, roof trusses delivered and staged for Monday install. Kitchen demo wrapped up cleanly; plumbing rough-in starts Wednesday. Crew logged 52 hours across 4 workers this week. Rough framing inspection passed — zero corrections. On schedule, on budget. Next week: electrical rough-in begins Monday, on site Tuesday and Thursday for photos and MEP coordination.
Comments on Update
MK
Michael K.
Today 11:45 AM
Looks great! Can we discuss countertop options next week?
TR
Tristan Roberts
Today 12:10 PM
Absolutely. I'll have 3 samples ready for your Thursday visit.
Recent Messages
TR
Tristan RobertsToday 10:30 AMRough framing inspection passed — zero corrections. Photos uploaded to Site tab. CO#3 for stone tile upgrade is in your portal. Let me know by Friday to lock the order.
MK
Michael K.Yesterday 4:15 PMLooking great from the photos. Kitchen is going to be amazing. Will review CO#3 tonight — stone upgrade makes sense. Can we pay Invoice #006 via ACH?
TR
Tristan RobertsJun 28 9:00 AMTrusses delivered this morning — crew staging for Monday install. Everything on schedule. 📸
Scope of Work
840 SF of renovated living space: full kitchen remodel with custom island, deck rebuild with metal railing, new hardwood flooring throughout, electrical panel upgrade (200A→400A), and new exterior staining.
Next Site Visit
Thursday, Jul 3
10:00 AM — Rough framing inspection
Tristan will be on site
📅 Site Visit Schedule
Every Wednesday & Friday
Tristan is on site twice a week for progress photos, crew coordination, expense documentation, and inspection coverage. Updates posted to your portal same day.
Stay Updated
You'll receive a text when your portal is updated
New photos uploaded
Weekly update posted
Invoice ready
Change order needs approval
Daily crew log
(619) 555-0142
Update
50%
Spent
Complete phases
Framing/structure
In progress
Contingency used
Remaining
Paid to Date
$196,400
5 invoices
Days on Site
72
of ~140 est.
Next Inspection
Jul 7
Rough framing
Contingency Left
$8,200
of $15,400
Milestones
6 of 11 complete
✓
PSA Signed
Owner's Rep Agreement executed
Mar 15
Complete
Complete
Professional Services Agreement v5 signed. Tristan Roberts engaged as Owner's Rep for the full project duration.
✓
Permits Issued
Placer County Building Dept
Apr 12
Complete
Complete
Building permit #BLD-2026-04821 issued. Plan check completed — zero corrections.
✓
Demolition
Existing structure removed
Apr 28
Complete
Complete
Clean demo — no asbestos, no lead. Two 20-yard dumpsters hauled. Site prepped for foundation.
✓
Foundation & Subfloor
Pour + inspection passed
May 19
Complete
Complete
Concrete pour May 15. Inspection passed May 19 — no corrections. CO#1 approved: R-30 subfloor insulation (+$1,800).
✓
Framing & Structural
Walls, headers, roof trusses — 95%
Jun 9–Jul 5
Complete
Complete
All framing, headers, window openings complete. Custom deck with metal railinged Jun 28. Trusses staged.
◉
Kitchen Demo & Rough-In
Plumbing, electrical, HVAC
Jun 30–Jul 18
Active
Active
Kitchen demo complete. Old plumbing in better shape than expected. Panel upgraded to 400A (CO#2, +$2,600).
○
MEP Rough-In
Mechanical, Electrical, Plumbing
Jul 14–Aug 1
Upcoming
Upcoming
○
Insulation & Drywall
Energy compliance inspection
Aug 4–22
Upcoming
Upcoming
○
Finishes & Interior
Tile, paint, flooring, fixtures
Aug 25–Sep 19
Upcoming
Upcoming
○
Kitchen Install
Cabinets, counters, appliances
Sep 8–26
Upcoming
Upcoming
○
Final Inspection
Occupancy permit + punch list
Oct 1
Upcoming
Upcoming
Budget & Payments
Estimated Final Cost (T&M)
$391,800
$385,000 original estimate + $4,400 approved COs + $2,400 pending
Original Estimate (T&M)
$385,000
Time & Materials
Change Orders
+$6,800
3 total (2 approved)
Paid to Date
$196,400
50.1% of revised
Remaining
$195,400
10% Deposit
$38,500
Paid at signing
Budget by Phase
Permits & Design$18,500 / $18,500
Demolition$11,400 / $12,000
Foundation$42,000 / $42,000
Framing & Structural$64,200 / $68,000
Roofing$0 / $24,000
MEP$12,300 / $52,000
Kitchen$8,000 / $65,000
Finishes & Interior$0 / $48,000
Contingency (3.5%)$7,200 / $15,400
Invoice #006 — Due Jul 8
$32,000
MEP rough-in + materials
Invoice History
| # | Date | Description | Amount |
|---|---|---|---|
| 001 | Mar 20 | Retainer — PSA deposit | $38,500 |
| 002 | Apr 18 | Permits + demo mobilization | $28,400 |
| 003 | May 12 | Beam ceiling detail + materials | $42,000 |
| 004 | Jun 2 | Framing — phase 1 | $45,500 |
| 005 | Jun 23 | Framing + kitchen demo | $42,000 |
| 006 | Jul 8 | MEP rough-in + materials | $32,000 est. |
Change Orders
| # | Description | Status | Amount |
|---|---|---|---|
| CO-1 | Subfloor insulation (R-30) | Approved | +$1,800 |
| CO-2 | Electrical panel (200A→400A) | Approved | +$2,600 |
| CO-3 | Master bath — natural stone | Pending | +$2,400 |
Material Receipts
Site Photos & Daily Log
Before & After — Deck Restoration
⟷
Before
After
Progress Photos · June 2026
Custom deck with metal railing
Jun 28
Bathroom tile design
Jun 28
Deck framing in progress
Jun 25
Exterior staining complete
Jun 22
Roof inspection
May 15
Hardwood floor repair
Apr 20
42 photos uploaded by Tristan from the job site
Selections — Awaiting Your Choice
Master Bath Tile
3 options presented · Choose by Jul 5
Carrara Marble
+$2,400
Calacatta Gold
+$3,100
Porcelain (Base)
Included
⏳ Awaiting your selection — tap to choose, then confirm with Tristan
Daily Log
Friday, June 27
Weather☀️ Clear, 78°F — good working conditions
Crew4 workers · 32 hours
WorkKitchen demo completed. Rough plumbing exposed. Removed cabinets, countertops, flooring to subfloor.
MaterialsDumpster swap (demo debris)
NotesOld plumbing in better shape than expected — may save on rough-in.
Thursday, June 26
Weather☀️ Clear, 82°F
Crew3 workers · 24 hours
WorkHeaders set on addition. Window rough openings framed. Kitchen demo started — appliance removal, utilities disconnected.
MaterialsLVL beams (2), hurricane ties, 2×10 framing stock
Wednesday, June 25
Weather⛅ Partly cloudy, 75°F
Crew4 workers · 36 hours
WorkRoof truss layout and prep. Ridge beam delivery and staging. Temporary bracing installed.
Project Documents
Agreements
PSA
Professional Services Agreement v5
Signed Mar 15 · PDF · 12 pages
CON
Construction Contract — TD Construction
Signed Mar 20 · PDF · 8 pages
Permits & Inspections
PER
Building Permit — Placer County #BLD-2026-04821
Issued Apr 12 · PDF
✓
Rough Framing Inspection Report
Passed Jul 1 · Zero corrections
Change Orders
✓
CO#1 — Subfloor Insulation Upgrade (R-30)
Approved Apr 28 · +$1,800
✓
CO#2 — Electrical Panel 200A→400A
Approved May 15 · +$2,600
!
CO#3 — Master Bath Natural Stone
Pending approval · +$2,400
Plans & Drawings
DWG
Architectural Plans — Addition (Rev 3)
PDF · 6 sheets
DWG
Kitchen Layout — Final (Rev 2)
PDF · 3 sheets
Insurance
INS
TD Construction — Certificate of Insurance
Valid through Dec 2026
INS
Builder's Risk Policy
Mar 15 – Oct 30, 2026
Project Team
Owner's Representative
Tristan Roberts
CA DRE #01259729 · 30+ years in North Tahoe
Your single point of contact for the entire project
TD
General Contractor
TD Construction
CSL# XXXXXX · Licensed General Contractor
All communication coordinated through Tristan
MK
Homeowner
Michael K.
San Francisco, CA
Weekly updates + real-time notifications for approvals
🔗
One Contact — Everything Flows Through Tristan
You never coordinate with the contractor directly. Tristan handles all site visits, contractor communication, invoice review, and project updates. When something needs your approval, it shows up here. When you have questions, text Tristan directly.
For Contractors
We Make Your Job Easier
Working with an owner’s rep means less time on the phone with homeowners and more time building. Here’s what changes when Tristan is on the project.
💬
Owner Communication Handled
No more evening calls or weekend texts from the homeowner. All questions and updates flow through Tristan. You build — he communicates.
💰
Reliable, On-Time Payment
Approved invoices are paid from a DRE trust account. No chasing the homeowner for checks. No 30-day waits. Work gets verified, payment gets sent.
📝
Everything in Writing
Change orders documented and signed before work begins. No “I never approved that” disputes. The portal creates a clear paper trail that protects you.
📅
Inspections Covered
Tristan shows up for inspections so you don’t have to pull a crew member off the job. Site reviews every Wednesday and Friday with photos and documentation.
⏱
Decisions Get Unblocked
When the owner is traveling or slow to respond, Tristan tracks them down and gets the answers you need to keep the project moving. No more idle crews waiting on tile selections.
📈
Professional Documentation
Daily crew logs, progress photos, expense tracking — all handled. When the project is done, you have a complete record. Great for references and future bids.
“You focus on building. I handle everything between you and the homeowner.”
— Tristan Roberts
Have a project in mind? Let's talk about it.
Call/Text Tristan530-448-1734