Punch List Calculator

A punch list (also called a deficiency list or snagging list) is the list of items that remain to be completed or corrected before the project reaches substantial completion. It is typically compiled by the architect or owner's representative during a walkthrough inspection. Common items: incomplete painting, missing hardware, damaged finishes, out-of-plumb doors, failed equipment, missing accessories, and unfinished trim. AIA contracts define substantial completion as the stage at which the work is sufficiently complete to be used for its intended purpose.

Per AIA Document A201 (General Conditions), Substantial Completion is the stage in the progress of the Work when the Work or designated portion thereof is sufficiently complete in accordance with the Contract Documents so that the Owner can occupy or utilize the Work for its intended use. Substantial Completion does not require zero punch list items; it requires that remaining items do not prevent beneficial occupancy. After SC, the contractor has a period specified in the contract (typically 30-60 days) to complete the punch list.

Punch list completion time depends on number of items, their complexity, subcontractor availability, and access to the building. For a typical commercial fit-out with 100-200 punch list items: each item averages 30-90 minutes of trade time (travel, access, repair, inspection) plus re-inspection. A 150-item punch list at 45 minutes per item with a 2-person crew working 8 hours per day: 150 x 0.75 h / (2 x 8) = 7 working days before re-inspection.

The general contractor is responsible for completing all punch list items per the contract documents. The GC must coordinate subcontractors to return to the site to complete their respective deficiencies. In AIA contracts, the architect performs the punch list inspection and certifies when the work is substantially complete. The owner may withhold retainage (typically 5-10% of contract value) until the punch list is complete and the architect issues the final Certificate of Payment.

Substantial completion occurs when the project is ready for occupancy or its intended use, even if minor items remain. Final completion occurs when all punch list items are resolved, all close-out documents are submitted (O&M manuals, warranties, as-built drawings, attic stock), and the architect issues the Final Certificate of Payment. The period between substantial and final completion is usually 30-60 days but can be longer for complex projects with many outstanding items.