📐 Bid Proposal · Submitted to ARCLAB

517 Courtyard House

Built once, built right — a fully coordinated General Construction proposal prepared for Mr. Inigo & Mrs. Tessa Arellano, La Granja Estates, Bukidnon.

Owner
Inigo & Tessa Arellano
Architect-of-Record
Arch. Aedriane Celis, ARCLAB
Location
La Granja Estates, Baungon, Bukidnon
Floor Area
471.95 sq.m. · 2-Storey Residence
Contractor
JMG Construction & General Merchandise
Grand Total — VAT-Inclusive (12%)
₱20,130,322.29
Single General Construction Contract · full Tender scope, less OSM/OSC per Bid Bulletin No. 1
Steel Deck — Suspended Slabs
VAT-Excl.
VAT-Incl.
↓ Scroll to view the full proposal
01 · Executive Summary

A partner who has already thought two steps ahead

Having reviewed the Tender Documents, plans, specifications, and completed our site inspection on 16 July 2026, JMG Construction & General Merchandise — operating under the JMG Design & Build brand — hereby confirms our intent to undertake the complete construction of the 517 Courtyard House. We understand this project's requirements and are prepared to execute the Works in accordance with the approved Architectural, Structural, Electrical, Mechanical, Plumbing, Electronics, and other relevant Design Documents, except for items expressly identified as Owner-Supplied Materials.

Before pricing a single line item, we submitted nine formal clarification requests to ARCLAB covering payment terms, liquidated damages, VAT treatment, fire-protection and electronics scope, OSM schedule interfaces, and the La Granja Estates construction guidelines — we caught these questions before pricing, not after breaking ground. Every answer received in Bid Bulletin No. 1 is reflected throughout this proposal, cited by clause, so ARCLAB can see exactly what we clarified and confirmed before this number was set.

We intend to mobilize in September 2026. Our proposed Contract Time is 18 months (540 calendar days), with the full phase breakdown and justification set out in the Construction Schedule tab. We are committed to delivering quality workmanship, disciplined project management, and a smoother, more professional client experience — with close attention to design intent, testing, commissioning, and final turnover.

02 · Scope of Works

18 BOQ Divisions — Complete General Construction Scope

This bid covers the complete Tender scope of works as a single General Construction Contract, per Cl. 2.7 and Bid Bulletin No. 1 — the Owner intends to award one contract covering the entire scope defined in the Tender Documents. Tap any division to open its itemized detail.

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OSM/OSC exclusions. Roofing (asphalt shingles), glazing, the roll-up garage door, built-ins, AC units, solar power, and furniture are Owner-Supplied & Owner-Installed. Electrical fixtures, plumbing fixtures, tiles/stone, wood finishes, and solid wood doors are Owner-Supplied but Contractor-Installed. Fire-protection/life-safety systems and electronics (Wi-Fi/data, CCTV, home automation) are outside our direct supply-and-install scope per Bid Bulletin No. 1 — but JMG remains responsible for all coordination, supervision, scheduling, and interface management with the appointed specialists, plus every rough-in, sleeve, conduit, opening, and embedded item those systems require. This stays our job even though the systems themselves are not.
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Scope revision — Maid's room and TV room removal. Per ARCLAB email dated 24 August 2026, the maid's room, TV room, and associated outdoor spaces (lanai and backyard porch connected to the maid's room) have been removed from the Tender scope. The affected interior areas total approximately 35 sq.m., and outdoor slab areas total approximately 20 sq.m. Retained: The exterior columns, footing, and tie beams / grade beams structurally supporting these removed spaces remain part of JMG's scope. This cost revision is reflected in the updated estimate and all BOQ divisions below, including Civil Works, MEP Works, floor finishes, wall finishes, ceiling finishes, and related installation work.
03 · Room Distribution & Area Breakdown

471.95 sq.m. Across Two Floors — Where the Space Goes

Following the scope revision dated 24 August 2026 (removal of maid's room, TV room, and associated outdoor spaces), the updated total Gross Floor Area is 471.95 sq.m. (revised from 506.95 sq.m.). The Ground Floor / Second Floor split shown below reflects this change and remains an indicative massing estimate consistent with the approved Architectural Plans — exact per-room areas will be confirmed against ARCLAB's revised Room Schedule / Area Take-off. The room inventory is reconciled against ARCLAB's Interior Design Perspectives (Tender Document C) and cross-checked against named spaces priced in the Detailed BOQ (concrete countertops, tile schedules, fixture schedules — "In BOQ" tag).

Total Gross Floor Area
471.95 sq.m.
Revised — Maid's room & TV room removed
Ground Floor
~259.57 sq.m.
Indicative · ≈55% of total
Second Floor
~212.38 sq.m.
Indicative · ≈45% of total
Named Spaces Priced in BOQ
0
Across both floors
📐
Methodology note. The 55/45 Ground-Floor/Second-Floor split is a planning estimate, not a surveyed figure — flagged here rather than presented as precise. It is proportioned from the massing implied by the Construction Schedule (ground-floor structural frame, slab-on-grade, and CHB masonry phases sized ahead of second-floor stiffener columns and suspended slab) and will be superseded by ARCLAB's approved Area Schedule the moment it is issued.

Floor Area Split

Ground Floor — Room Inventory

Second Floor — Room Inventory

Exterior & Site Spaces

A Note From The Builder
A personal message for you — tap to read
04 · Materials Specifications

Premium Materials & Finishes Selection

All materials specified below are sourced from trusted suppliers and carry performance warranties. Each category is organized by building system; expand any to review the specific products and standards for that component.

03 · Cost Summary

Investment Summary & Itemized Bill of Quantities

Two Fully Priced Structural Options: Version 1.0 OB (Steel Deck, default, ₱20,130,322.29) and Version 1.0 OA (Standard Framing, ₱20,783,226.04). Switch between them using the toggle below to see every cost figure recalculate — same scope, same quality, different methods. All figures are VAT-inclusive (12%) by default per Cl. 7.36 and Bid Bulletin No. 1; use the hero toggle to compare VAT-exclusive figures. Division subtotals are the single source of truth driving every number on this page; the audit banner below confirms they reconcile.

Structural Framing Options — Suspended Slabs

We priced this two ways rather than pick one for you. Standard Framing is the conventional approach — full wood formwork and full slab reinforcement. Steel Deck replaces the wood formwork under the suspended slabs with permanent 0.76mm G550 steel decking, which also reduces the rebar needed — faster to build, with the same structural integrity, at a lower price. Switch the toggle in the hero (or the buttons below) to see every figure on this page recalculate for either option.

VERSION 1.0 OA
Standard Framing
Conventional wood formwork · Full slab reinforcement
₱20,783,226.04
Wood formwork · full slab rebar
VERSION 1.0 OB
Steel Deck SELECTED
Permanent G550 steel decking · Reduced formwork & rebar
₱20,130,322.29
Permanent steel decking · less rebar/formwork labor
Total Construction Cost
₱0
Without Contingency/OCM
Contingency / Overhead / Profit
₱0
32% of Construction Cost
VAT (12%)
₱0
Per Cl. 7.36
Grand Total
₱0
₱0 / sq.m.
✅
Reconciliation check — PASSED.

Cost Distribution by Division

Project Cost Summary

Total Construction Cost (w/o Contingency)
Contingency / Overhead / Profit
Total Construction Cost (w/ Contingency)
VAT (12%)
GRAND TOTAL

Detailed Bill of Quantities

Full line-item detail shown per division for the selected structural option — every quantity, unit rate, and amount below is drawn directly from the Quantity Estimates workbook and verified to reconcile exactly to its division subtotal. Nothing is summarized or hidden.

04 · Construction Schedule

18 Months / 540 Calendar Days — Phase Breakdown

Per Cl. 1.2 and Bid Bulletin No. 1, the Owner's target is Substantial Completion in fifteen (15) calendar months from Notice to Proceed. Based on our proposed construction methodology, resource allocation, and disciplined phase sequencing — including the schedule interface with OSM roofing (90–120 day lead time) and glazing (60-day lead time) deliveries — JMG proposes an alternative Contract Time of eighteen (18) calendar months (540 days), per our Construction Schedule on file (Doc. No. JMG-CS-517CH-001). We caught this interface risk before pricing it: compressing the schedule to 15 months would place OSM-dependent finishing work at direct risk of delay outside JMG's control.

Phase Timeline

JMG Design & Build — Top-Rated Construction Partner, Cagayan de Oro
Top-Rated Construction Partner
JMG Design & Build — Cagayan de Oro
Working days: 7 days/week, 8:00 AM–5:00 PM, subject to La Granja village regulations. Includes 30-day total schedule buffer (weather, OSM delivery, and punchlist contingency). Tap or hover any phase bar for day-range detail.

Phase Detail

PhaseDescriptionDurationWindow
05 · Payment Schedule

Milestone-Based Progress Billing

Per Cl. 10.2/10.3 and Bid Bulletin No. 1: no Mobilization Advance Payment applies to this Contract — JMG self-funds all mobilization activities and recovers such cost through approved Progress Billings, with no Advance Payment Bond required. Progress Billings are proposed against nine measurable, verifiable milestones, each mapped directly to the Construction Schedule phases above.

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Certification & release timeline, confirmed. Per Bid Bulletin No. 1: the Architect shall evaluate and certify each complete Progress Billing within seven (7) calendar days of receipt. The Owner shall release the certified payment within fifteen (15) calendar days of the Architect's Certificate for Payment. We build both figures into our own cash-flow planning rather than assuming them.

Milestone Schedule

TOTAL CONTRACT PRICE (VAT-Inclusive)
06 · Quality & Safety

Quality at Every Stage, Not Just at Final Completion

Condensed from JMG's project-specific QA/QC Plan (JMG-QAQC-517CH-001) and Construction Safety & Health Plan (JMG-SH-517CH-001), both prepared for tender submission per Bid Bulletin No. 1.

Quality & Safety Highlights

Pre-Mobilization Requirements

Baseline Schedule, Construction Methodology, Safety Program, and QA/QC Plan submitted for sanction before mobilization. No construction activity begins without written administrative authorization.

Document Control

Controlled drawing/spec register, shop drawing and material submittal workflow, formal RFI/RFA process, and revision control — no material is ordered until technical review is complete.

Inspection & Test Plan (ITP)

Hold / Witness / Review / Surveillance points on every critical activity. Concealed work — reinforcement, embedded MEP, waterproofing — is never covered until the required inspection is obtained.

Testing & Commissioning

Concrete slump/compression testing, reinforcing steel tensile/bend testing, plumbing pressure/leak testing, electrical insulation-resistance and grounding tests, and full mechanical commissioning — each with certified reports.

Non-Conformance Control

Identify → contain → evaluate → correct → re-inspect → close. Every NCR is tracked to closure with supporting records — nothing gets quietly re-worked off the books.

Safety Program Highlights

Qualified Safety Officer, daily toolbox meetings, mandatory task-specific PPE, stop-work authority for any worker, and a full emergency response network established before mobilization — aligned to RA 11058 and DOLE D.O. 198-18.

La Granja Estates Construction Guidelines — Acknowledged

JMG confirms compliance with the La Granja Estates Declaration of Covenants, Conditions & Restrictions (Cl. 3.12): 8-foot olive-green G.I. sheet or tarpaulin site fencing for the duration of construction, ₱100,000 refundable Construction Bond, ₱40,000 Technical Evaluation Fee, construction-worker ID and hard-hat requirements, controlled delivery and stockpiling on the Owner's own lot only, noise control before 7:00 AM / after 6:00 PM, and site clean-up within 30 days of completion. These items are priced explicitly in our Preliminaries division (Division I) rather than assumed.

07 · Our Team

Licensed, Accountable, On-Site

JMG Construction & General Merchandise operates as a Registered Contractor with a full in-house complement of licensed engineers and architects — not a labor-only outfit subcontracting its technical judgment.

JMG Professionals

Engr. Jasper M. Gementiza
Engr. Jasper M. Gementiza
Managing Owner / CEO
Registered Civil Engineer
Engr. Aldrich Kirby D. Luy
Engr. Aldrich Kirby D. Luy
Registered Civil Engineer
Registered Master Plumber
Engr. Ana Marie Martensen Bueno
Engr. Ana Marie Martensen Bueno
Registered Civil Engineer
Arch. Rene Piquero
Arch. Rene Piquero
Registered Architect
Former President, UAP
Arch. Robinson Chua
Arch. Robinson Chua
Registered Architect
Arch. Evan Burgos
Arch. Evan Burgos
Registered Architect

Meet the Team

JMG is a Certificate-of-Registration-holding entity (certificate on file with this bid submission). Project-specific site assignments — Project Manager, QA/QC Engineer, and Safety Officer — will be confirmed upon award and mobilization, consistent with our QA/QC Plan and Safety & Health Plan.

08 · Client References

Verifiable Track Record

Provided in good faith for verification of JMG's residential construction, architectural, and fit-out experience — every reference below can be contacted directly.

ClientProjectLocationContact
Mr. Angelito B. EscotoConstruction of 2-Storey Casa Lian ResidenceKisanlu Subdivision, Iponan, Cagayan de Oro+63 947 337 0093
Mr. Oscar & Mrs. Cherill MabaoConstruction of 2-Storey REMA ResidenceKisanlu Subdivision, Iponan, Cagayan de Orooscarmabao@gmail.com
Mr. Carlito Mariaca Jr.Residential Completion — Mariaca Residence (Interior & Exterior Architectural / Fit-Out)Opol, Misamis Oriental+63 994 021 3099
Mr. Christopher & Mrs. Joni MuñezBali-Japanese Vision — Hoshiyama ResidenceDampalan, Sergio Osmeña, Zamboanga del Norte+63 928 251 3746
09 · Assumptions, Clarifications & Commercial Terms

What We Clarified Before We Priced This

On 24 July 2026, JMG submitted nine formal clarification requests to ARCLAB under Section 2.4 of the Instructions to Bidders. Bid Bulletin No. 1 (issued 3 August 2026) answered each. This is presented here as a credibility asset, not fine print — it is exactly what we confirmed before this number was set.

1 & 2. Payment terms — mobilization advance, certification, and release periodsCl. 10.2/10.3, Cl. 7.29
Confirmed: no Mobilization Advance Payment; JMG self-funds mobilization and recovers cost through Progress Billings; no Advance Payment Bond required. Architect certifies within 7 calendar days; Owner releases payment within 15 calendar days of certification. Liquidated Damages: 0.05% of Contract Price per working day of delay, 10% aggregate ceiling — a risk both parties carry, factored into our schedule discipline rather than treated as a footnote.
3. VAT — bid formatCl. 7.36
Confirmed: Bid Summary and BOQ unit prices are presented VAT-inclusive throughout this proposal, with a VAT-exclusive toggle available in the hero section for side-by-side comparison.
4. Fire protection & electronics scopeBid Bulletin No. 1
Confirmed: Wi-Fi/data, CCTV, and home automation systems remain outside JMG's direct supply-and-install scope unless engaged separately, and will be OSM/OSC-procured. JMG's proposal includes full coordination, supervision, scheduling, and interface management with the appointed specialists, plus all required rough-ins, sleeves, conduits, and embedded items — priced within our Electrical Works division.
5. OSM schedule interface — roofing & glazingCl. 4.2
Confirmed indicative lead times: glazing ≈ 60 calendar days; roofing materials ≈ 90–120 calendar days for production and delivery. These lead times directly informed our proposed 18-month Contract Time — this is the schedule interface risk we caught before pricing it, not a complaint raised after the fact.
6. Appendix B — completeness of engineering documents
Confirmed: the "Structural Design Plans" reference at Appendix B items 11.2.4–11.2.6 was a typographical error in the Table of Contents. No additional Specification Books will be issued; all applicable Architectural and Engineering Specifications are already included in the Tender Documents.
7. Owner's rights — award structureCl. 2.7
Confirmed: the Owner intends to award one (1) General Construction Contract covering the complete scope of work. This proposal, our preliminaries, and our site management plan are priced on that basis — a single, fully coordinated contract, not a fragmented trade-package award.
8. La Granja Estates Construction GuidelinesCl. 3.12
Complete Declaration of Covenants, Conditions & Restrictions received and reviewed, including working hours, gate pass requirements, construction bonds and fees, delivery restrictions, and worker entry procedures. Compliance is built into our Preliminaries pricing and Safety Plan (see Quality & Safety tab).
9. Construction duration basisCl. 1.2
Confirmed: the Owner's 15-month target is a calendar-day figure, offered as a bidding basis, with bidders free to propose an alternative Contract Time with supporting justification. JMG proposes 18 months (540 calendar days) — see the Construction Schedule tab for the full phase breakdown and rationale.
10. Structural framing — suspended slabs, priced both ways
We evaluated the suspended slabs two ways rather than commit ARCLAB to one without the comparison: Standard Framing (conventional wood formwork, full slab reinforcement) and Steel Deck (permanent 0.76mm G550 steel decking, which reduces both formwork labor and rebar). Both are fully priced and reconciled — see the toggle in the Cost Summary tab. Steel Deck is faster to build with the same structural integrity, at ₱652,903.75 lower than Standard, which is why it's shown as the default; Standard remains available if ARCLAB or the Owner prefers the conventional method.

Revision History

Revision History

DateChange
2026-08-18Initial interactive bid proposal published, incorporating Bid Bulletin No. 1 responses and JMG's Construction Schedule (18-month proposed Contract Time).
2026-08-19Final estimates updated from the 517 Courtyard House Quantity Estimates workbook: full line-item BOQ (500+ items per option, replacing representative excerpts), and two fully-priced structural framing options — Standard Framing (₱21,766,301.12) and Steel Deck (₱21,113,397.36, shown by default). Grand Total, all division subtotals, Cost Summary, and Payment Schedule milestones now recalculate live from the selected option.
2026-08-27ARCLAB Scope Revision (per email 2026-08-24): Maid's room, TV room, and associated outdoor spaces (lanai, backyard porch) removed from scope — approximately 35 sq.m. of enclosed space and 20 sq.m. of outdoor slab areas. Exterior columns, footing, and tie beams for these removed areas are retained per ARCLAB directive, so the reduction is smaller than a straight floor-area cut would suggest — the retained structural elements remain JMG's responsibility, and labor and material rates were comprehensively re-estimated line-by-line across every affected division rather than pro-rated. This represents honest, line-by-line recalculation rather than assumption or approximation — evidence of thorough analysis before pricing. Updated Grand Total (VAT-inclusive, Steel Deck option): ₱20,130,322.29 (down ₱983,075.07 from ₱21,113,397.36). Standard Framing option updated in parallel: ₱20,783,226.04 (down ₱983,075.08 from ₱21,766,301.12). Gross Floor Area revised: 506.95 sq.m. → 471.95 sq.m. Payment Schedule restructured with realistic phase-based milestones (10 instead of 9) tied to cost concentration in each construction phase.
Grand Total
₱20,130,322.29
VAT-Inclusive