Draw Schedule & Build Timeline — Long Lake Duplex Development
Trade-by-trade sequence with Michigan lien-law gates, deposits, draws, and a live timeline slider. Durations are researched production rates scaled to the actual plans: ~3,526 sf per duplex building (2 × 1,763 sf), 44'×52' footprint, 8 buildings in two 4-building waves.
⏱ Timeline Compression — drag it, watch the money move
Baseline 26 months = sequential two-wave build with normal trade gaps. Compression below ~20 months assumes overlapping waves + committed crews; below 18 is aggressive (weather + inspection risk). Cost basis and loan terms come from the editable fields below.
Holding default $4,800/mo = porta-johns ~$400 + dumpster pulls ~$1,600 + temp power ~$450 + builder's risk/GL ~$1,400 + land taxes ~$80 + misc site logistics ~$870. Edit to match real bills.
⚖️ Michigan Construction Lien Act gates (Act 497 of 1980)
| Gate | Who files | When | Why it matters |
|---|---|---|---|
| Notice of Commencement | Owner (THE REIF) — recorded with Genesee County Register of Deeds | Before any physical work starts; post a copy on site + give to GC | Sets up the project legally; failure to provide it on request EXTENDS subs' lien windows against you |
| Notice of Furnishing | Each subcontractor / supplier (to owner's designee + GC) | Within 20 days of first furnishing labor/materials | Protects the sub's lien rights — expect one from every trade; track them as they arrive |
| Sworn statements + lien waivers | GC at every draw; subs sign waivers as paid | Every draw, before funds release | Your shield: never release a draw without a sworn statement + conditional waivers, full waivers on prior draw |
| Claim of Lien window | Any unpaid sub/supplier | Within 90 days of their last furnishing | A trade's lien exposure doesn't close until 90 days after they finish — schedule final waivers accordingly |
| Michigan Builders Trust Fund Act | GC/contractor (MCL 570.151) | Always | Draw funds are statutory trust funds for subs — criminal penalties for misuse; another reason draws follow verified work |
Deposits: Michigan has no statutory cap on contractor deposits — the 20–25% figure is custom, not law. TR standard: hold deposits to 10–20% for material-heavy trades only (countertops, garage doors, HVAC equipment), $0 deposit for labor trades, and pay everything else on completed-work draws with waivers. Licensed-builder rule: anyone contracting >$600 of residential work needs a Michigan builder/M&A license — verify every sub at michigan.gov/lara.
📆 Trade sequence, durations & draws SCALES WITH SLIDER
Durations researched from standard production rates applied to these plans (3,526 sf/building; 8 buildings in 2 waves of 4 with crews rolling building-to-building). Lender draws assume completed-work funding (typical 5–7 draws per building phase; ~14 project-wide). Deposit column = TR recommended max, not law.
| # | Stage / Trade | Starts | Duration | Deposit | Paid / Draw | Lien-law gate |
|---|
💰 Draw curve — when money leaves
Spend curve: light early (site/permits ~12%), heaviest through framing-mechanical-finishes (months 30–80% of schedule), tail for punch/landscape/CO. Drives the "avg drawn balance" the interest math uses.