Identify Issues In Counterparty Construction Contract

---
name: identify-issues-in-counterparty-construction-contract
task_id: real-estate/identify-issues-in-counterparty-construction-contract
description: Guides buyer-side issue identification in a construction contract being assumed at acquisition closing by reviewing the contract terms, current project status materials, and the assignment request letter to flag risks inherent in assuming the construction obligation mid-project.
activates_for: [planner, solver, checker]
---

# Skill: Identify Issues in Counterparty Construction Contract for Multifamily Acquisition

## 2. Failure modes the skill is correcting

- Baseline reviews the construction contract as a standalone document without cross-referencing the current project status materials, pending changes, and budget-related support, missing issues that have arisen during construction and are not reflected in the contract's original terms.
- Baseline does not address the assignment-specific issues that arise when the buyer is acquiring the project mid-construction and assuming the owner's position — specifically, the contractor's consent to assignment, the warranty obligations that survive assignment, and any defaults or disputes that predate the assignment.
- Baseline identifies contract issues generically without assessing which issues are material for an acquiring buyer (as opposed to issues that were acceptable to the original owner).
- Baseline omits analysis of the performance bond as a credit support instrument — its coverage, the surety's obligations in the event of contractor default, and whether the bond is assignable to the acquiring buyer.
- Baseline stops at issue spotting and does not convert each issue into a buyer-facing consequence, a document cross-reference, and a concrete closing action.

## 3. Legal frameworks / domain conventions that apply

- Construction contract assumption: when a buyer acquires a property mid-construction and assumes the owner's position under the construction contract, the contractor's consent to assignment is typically required unless the contract expressly permits assignment; the assignment must address pending disputes, open change orders, and outstanding warranty claims. Use the contract’s assignment clause, consent mechanics, and any stated governing-law or notice provisions as the controlling text.
- GMP and budget status: the GMP cost breakdown and current pay application establish the project's current financial position — amount drawn, amount remaining, retainage held, and pending change orders; the buyer must assess whether the remaining contract amount is adequate to complete the project.
- Pending change orders: change orders that have been submitted but not yet approved create contingent liabilities for the assuming buyer; each pending change order must be reviewed for scope, amount, and schedule impact.
- Retainage: the retainage held as of closing is a contingent liability; the buyer must confirm who holds the retainage, when it will be released, and what conditions must be satisfied.
- Contractor warranties: the contractor's warranty obligations for completed work survive assignment and run in favor of the new owner; the warranty period and its scope must be confirmed.
- Performance and payment bonds: the performance bond covers the contractor's obligation to complete the work; the payment bond covers the contractor's obligation to pay subcontractors; both bonds must be assignable to the new owner or re-issued in the new owner's name. Analyze the bond language, the surety consent requirement, and any statutory bond framework that governs enforceability.
- Contractor default claims: any pending dispute or notice of claim between the original owner and the contractor creates a contingent liability for the buyer; the buyer must negotiate appropriate representations, price adjustments, or indemnities from the seller to address pre-closing disputes.
- Lien exposure: subcontractor or supplier liens filed against the project are the owner's responsibility; the buyer must confirm that all subcontractors and suppliers have been paid through the most recent pay application.
- For every legal proposition used in the memo, cite the applicable contractual provision, document section, or generally recognized authority by name and section when available; do not state conclusions without identifying the rule or clause that supports them.

## 4. Analytical scaffolds

- Read the assignment request letter first to understand the purpose of the review, any specific concerns the requesting party has identified, and any conditions the contractor has imposed on its consent.
- Then enumerate the source documents and work through them in a fixed order: assignment request, construction contract, GMP/cost backup, most recent pay application, change-order log, bond documents, warranty materials, and any project status or dispute correspondence. If only one item of a kind exists, state that expressly.
- Read the construction contract in full; identify the key risk provisions: GMP, substantial-completion date, liquidated damages concept, retainage, change-order process, warranty scope, assignment mechanics, dispute resolution, indemnity, and termination/default provisions.
- Review the GMP cost breakdown against the most recent pay application; determine the remaining contract balance and whether it appears sufficient to complete the described scope based on the current status documents.
- Review all pending change orders; assess the scope, cost, and schedule impact of each; confirm whether any pending change order was required by a directive from the original owner that the buyer would need to honor.
- Review the performance bond; confirm coverage amount, surety identity, assignment mechanics, and any conditions precedent to the surety’s obligations; flag any restriction on assignability or any gap between the bonded work and the contracted scope.
- Identify any provision in the construction contract that the buyer should evaluate for modification as a condition of closing, such as a warranty period that is too short, a dispute resolution clause that is unfavorable, or a liquidated damages concept that is misaligned with the project risk profile.
- Assign each issue an explicit ordinal severity using a stated scale, such as Critical / High / Medium / Low, and use that same scale consistently throughout the memo.
- For each issue, close the analysis with three moves: tie it to a number, date, term, or other source-document threshold; cross-reference the related clause or project document; and state the practical consequence for the buyer at closing or post-closing.
- Treat the output as an advisory issues memo, not a narrative summary: each issue should end in a concrete recommendation tied to a responsible role and timing relative to closing.

## 5. Vertical / structural / temporal relationships

- Contract, pay application, and change-order consistency: the pay application's draw amount must reconcile against the GMP cost breakdown's budget; any variance (draws exceeding budget line items or unreconciled change orders) is a financial risk for the assuming buyer.
- Performance bond and assignment: if the performance bond is not assignable, the buyer assumes the construction risk without bond coverage; this is a critical issue requiring re-issuance, surety consent, or seller protection before closing.
- Warranty and post-closing obligations: warranty claims may arise after closing for defects in work completed before the assignment; the buyer should evaluate seller indemnification for pre-closing defect claims and any notice or survival periods that affect enforcement.
- Pending dispute claims and completion risk can overlap: a pre-closing claim, an unresolved change order, and a compressed completion schedule may compound one another and should not be analyzed in isolation.
- Assignment, notice, and consent mechanics are temporally linked: a right that exists only before closing may disappear after closing if notice is not delivered or consent is not obtained in the contractually required sequence.

## 6. Output structure conventions

- Write the memo as a prioritized issues memorandum in conventional business-legal form, organized first by severity tier and then by subject area.
- Begin with a short executive summary that states the overall risk profile, the most important closing conditions, and the main document categories reviewed.
- Include a brief severity legend defining the ordinal scale used in the memo.
- For each issue entry, include: severity; source document and section reference; a concise issue statement; the relevant threshold, amount, date, or scope indicator from the source materials; the cross-referenced clause or related document; the buyer-facing consequence; and the recommended fix or closing condition.
- Use industry-conventional subject groupings such as assignment mechanics, financial status, schedule/completion, change orders, warranties, bonds, and disputes; do not mirror any rubric-specific section list.
- State buyer-oriented recommendations in imperative form and tie them to a role and a timing anchor, such as pre-closing, at closing, or before release of retainage.
- If the source set contains multiple discrete change orders, claims, notices, or bond documents, address each material item separately rather than collapsing them into one generalized risk statement.
- End with a concise Recommended Actions block listing the immediate steps, the responsible party for each step, and the timing relative to signing, closing, or completion milestones.
- Deliverable filename must match the task instructions exactly.