Oak Hill · Tyler

Draw 5 submitted · funding held for title lien

• Draw 5
  Submitted to Berkadia 11/2 (Jarrett → Michael Finley / CO FHA Construction). HUD-92403 Advance #5 dated 11/02/2026: construction per HUD-92448 (Pay App #4 net) $957,370.00 + interest 10/1–10/31 $37,772.21 + architect $2,136.00 (Cross inv 17630) + legal $1,861.00 (Davis Craig 149568 $925 + 146986 $936) = $999,139.21. Sandberg Phoenix invoices left out. HUD-Approved column blank; Drive Draw 05/04 Approval empty; Jarrett 11/4 to Isauro: approval docs “not yet.”

  Gmail “Oak Hill Apartments - Draw #5” 11/2–11/4 · Draw 5.pdf (Drive Draw 05/03 Full Package, 11/2)
• Title
  Funding held: mechanic’s lien on title. Berkadia (11/4) ordered the title date-down for a scheduled funding of Mon 11/9; aggregate after this advance $8,847,914.67. Capital Title (11/5) returned the T-3 endorsement plus a lien affidavit: Milestone Logistics Services, LLC — $3,208.50, tree haul-off & dump for the clubhouse under Greater Dallas Development (the dirt sub), recorded Smith County 10/13/2026 (#202601031027). Finley 11/5: must be addressed before funding. Jarrett 11/5: asked title to insure around it (recorded bond) and Nations to handle. Czapski 11/5: small supplier claim, will confirm paid or issue a joint check; doubts the lien is valid (no 30-day notice). No release, bond-off or title clearance seen as of 11/7.

  Gmail “26-900229-DC: Oak Hill Apartments - Draw #5 - DDE Request” 11/4–11/5 · lien affidavit PDF
• Funded
  HUD Approved Draw 4 $1,450,019.25 funded 10/09/2026. Post-draw principal balance $7,848,775.46. Net wires $1,418,726.70: Nations $1,388,595.00 · Borrower $30,131.70 · Architect $0.00 · Berkadia interest ACH $31,292.55. Progress on approval: scheduled 4.0% / actual 12.0%. Bank wire receipt still not seen in mail.

  Berkadia funding package (Drive Draw 04/04 Approval) · Gmail RE: Tyler Oak Hill - Draw #4 10/9
• Acct
  Sandberg Phoenix open balance $3,617.46 (mostly inv 1003167) — not in Draw 5; nothing from SP since 10/21. Davis Craig paid (10/27); 146986 + 149568 reimbursed through Draw 5 legal line. Cross CA invoice 17630 $2,136 received 11/2 and included.

  Gmail Sandberg Phoenix thread 10/13–10/21 · “Oak Hill - Project # 133-36092 - Draw #4” 11/2 · Drive Draw 05/01

Draw 05 · Draw 5 package (submitted) · Pay App #4 executed · Draw 4 funding package

Urgent issues

• Draw
  Draw 5 funding (target Mon 11/9) held for a $3,208.50 mechanic’s lien — Milestone Logistics (tree haul-off, supplier to the dirt sub), recorded 10/13. Berkadia needs it cleared before funding. Nations to confirm paid or joint-check; Jarrett asked title to insure around it. No release seen yet.

  Gmail Draw #5 DDE thread 11/4–11/5 (see Draws card)
• Field
  NEW — ECS FR 39 NONCOMPLIANCE (site 11/2): Bldg 2 slab PT stressing elongation over tolerance. Tendon mark S-36 MF: design 2-5/8" (allowed 2-3/8"–2-7/8"), measured 3-1/2". No Douglas Structure or Nations response in mail. Same slab as tendon #110 (ECS FR 33 wedge repair, still not evidenced) and the low 28-day breaks below.

  ECS FR 39 (sent 11/4, Ada filed 11/4) · ECS FR 33 (10/7)
• Field
  Bldg 2 slab low 28-day breaks — still open (cast 9/18): ECS report 4 (NW) 3380 psi and 5 (SW) 3430 psi vs 3500 design. 56-day cylinders test Fri 11/13. No disposition from Nations or Douglas Structure in mail.

  ECS break reports 4–7 (sent 10/19) · no Bldg 2 results since
• Field
  NEW — Expansion joint, slabs 1–4: concrete sub installed expansion board the full depth of the grade beam instead of the metal key form (detail calls for 4"); missed on pre-pour inspections. Czapski 11/4: remove the board, expose and verify dowels (only partly visible in pre-pour photos), fill with high-strength epoxy; Douglas to issue a stamped letter; no redesign expected. Removal to start 11/5. On the 11/4 call Nathan put his evaluation around 11/18. Max asked which slabs and how it passed inspection. No repair or letter evidenced yet.

  Gmail “Oak Hill Expansion Joint” 11/4 · Read.ai/Otter notes, clubhouse slab call 11/4 · Cross Site Visit 4 carry (expansion joint dims to structural)
• Field
  Clubhouse slab (FR 32, cores 2429 vs 3500 psi) — SEOR acceptance stands. 11/4 call (Nations, Cross, Douglas, Max, Jarrett): Nathan Douglas said the data doesn’t prove 3,500 psi but the foundation meets code and design loads; he does not recommend revising the plans; more testing possible but would need enough new data. Ownership wants the signed letter on file for future sale. Czapski to follow up with Nathan on evaluation scope and cost. ECS FR 34 core results still not in mail. Nations: club behind schedule.

  Douglas Structure letter 10/29 · Read.ai/Otter notes 11/4
• Site
  Oncor easement release WO# 32032837 — still not executed; no mail since 10/28. Open from Jarrett’s 10/27 fix list: Exhibit A Segment A p.3, notary “company,” strips over cabana wall (Bldgs 7–8), pool cabana corner and T12 trash enclosure. Shane was working exhibits with BMS, then Oncor’s PM. AT&T-in-trench confirmation still not in writing.

  Gmail “Oncor Easement Release - WO# 32032837” 10/20–10/28
• Submittal
  #26.1 Insulation Rev1 returned 11/2 — Cross can’t review (multiple pages with garbled text); Shane getting the supplier to reissue. #38 Floor & Roof Trusses (10/30) and #12.1 Appliances Rev1 (10/24): no disposition. #5.2 Meter Gear: Eaton revision still not received. #37 Pool Design resubmittal not received. Nations 10/27: lighting (#8) and flooring (#33) needed to pre-order.

  Gmail submittal threads 10/30–11/2 · Ada tracking 11/2
• Submittal
  Still open (no change): #36 Paving Cement Slurry (no civil response; paving stakes and forms going in 11/6, pours next) · #29.1 Carports · #9 clubhouse mirrors resubmit · #20.1 Rev1 · #33 samples.

  Submittal log below · BuildPunch 11/6
• Closed
  ECS FR 36 pavement compaction NC — superseded. ECS FR 36R (revised 10/31, sent 11/4) updates the select-fill pavement density tests to the latest Proctor; all tests met spec (≥95% MDD, moisture −1/+3%); no NC flag. Original FR 36 kept on file. EV: Max 11/5 to Davis Craig: garage infrastructure added so EV chargers can be added later; no provider agreement.

  ECS FR 36R (Ada filed 11/4) · Gmail “Waypoint | Oak Hill - Draft AT&T Agreement” 11/4–11/5

Submittal log

Table rebuilt 2026-11-07: 10/31 log (52), no new numbers. #26.1 Insulation Rev1 returned 11/2 (Cross could not review garbled pages). No dispositions on #38, #12.1; #5.2 Eaton revision and #37 resubmittal not received; no response on #36. Statuses only with evidence. Private tracker: tylersubmittals.waypointdevelopment.com.