Home Rebuild 2027 — Milestones & Decision Gates
Live tracking. Update as items complete or shift.
Q2 2026 (now → Jun 2026) — DISCOVERY
| Milestone |
Owner |
Status |
Due |
Notes |
| 4-point inspection on current home |
Founder |
Not started |
2026-05-15 |
~$200; lays cards on table for insurance + scope |
| Tampa zoning + flood zone verification (FEMA + City Planning) |
Both |
Not started |
2026-05-31 |
Free; 30 min online + zoning verification letter |
| Apply for $300k HELOC on current home (use as dry powder) |
Founder |
Not started |
2026-06-30 |
While MG income still on tax returns; don't draw |
| Initial parent conversation (their budget, retirement income, target area) |
Founder |
Not started |
2026-06-30 |
Determines mortgage qualification path |
| Tampa CMA from local realtor (validate $1.0M Zestimate) |
Both |
Not started |
2026-09-30 |
Real comp-based estimate before planning |
Q3 2026 (Jul-Sep) — ANCHOR INCOME + SAVE
| Milestone |
Owner |
Status |
Due |
Notes |
| phData W-2 starts (June 2026) — first 3 months on the books |
Founder |
In progress |
2026-09-30 |
Lender history starts accumulating |
| HYSA target: $370k by end of Q3 |
Both |
In progress |
2026-09-30 |
$77k savings cushion above current |
| Schedule consultation with Tampa mortgage broker |
Founder |
Not started |
2026-08-31 |
Early conversation; understand bonus inclusion rules |
Q4 2026 (Oct-Dec) — DESIGN
| Milestone |
Owner |
Status |
Due |
Notes |
| Hire residential architect for feasibility + concept design |
Both |
Not started |
2026-10-31 |
$5-10k; needs to know zoning + lot constraints first |
| Architect feasibility + schematic delivered |
— |
Not started |
2026-12-15 |
Determines real cost: $1.5M? $1.8M? $2M+? |
| HYSA target: $440k by end of Q4 |
Both |
Not started |
2026-12-31 |
On track for $490-550k Q1 2027 capital |
| Initial parent home search begins (their lead, founder advises) |
Founder |
Not started |
2026-12-31 |
Keep separate from Tampa build process |
Q1 2027 — DECISION GATE
Go/no-go on the full plan based on these criteria:
| Criterion |
Pass condition |
Status |
| phData W-2 history |
≥7 months on file |
TBD |
| HYSA balance |
≥$490k |
TBD |
| Architect concept + cost estimate |
Total project ≤ $1.8M |
TBD |
| Parents' mortgage qualification |
Pre-approved on retirement income alone, OR willing for founder to co-sign |
TBD |
| Tampa CMA |
Current home sale value validated at $950k+ |
TBD |
| Wife alignment on temp rental for 10-12 months |
Yes |
TBD |
If all pass: proceed to Q2 2027 execution. If 1-2 fail: delay 6 months, reassess. If 3+ fail: drop to Renovation+Addition (Option A from initial analysis) or hold pattern.
Q2 2027 — EXECUTION KICKOFF
| Milestone |
Owner |
Status |
Due |
Notes |
| Parents close on $600k retirement home with $150k gift |
Both |
Not started |
2027-04-30 |
Parents primary, founder co-signer if needed |
| List Tampa home with 90-day flexibility |
Both |
Not started |
2027-03-31 |
Realtor pre-aligned in Q4 2026 |
| Tampa home under contract |
— |
Not started |
2027-04-30 |
Bridge financing arranged for build down payment if sale slow |
| Sign construction contract with builder |
Both |
Not started |
2027-05-31 |
Fixed-price contract, not cost-plus |
| Construction loan closes |
Both |
Not started |
2027-06-15 |
Construction-to-perm preferred to avoid two loan closes |
| Move family into Tampa rental |
Both |
Not started |
2027-06-30 |
~$4k/mo, 12-month lease with go-month-to-month after |
Q3 2027 - Q3 2028 — BUILD
| Milestone |
Owner |
Status |
Due |
Notes |
| Tampa demo + foundation |
Builder |
— |
2027-08-31 |
First 2 months of build |
| Framing + dry-in |
Builder |
— |
2027-12-31 |
Major weather risk window |
| MEP rough-in |
Builder |
— |
2028-03-31 |
|
| Drywall + finishes |
Builder |
— |
2028-06-30 |
|
| Punch list + CO |
Builder |
— |
2028-08-31 |
Certificate of Occupancy |
| Move into new home |
Both |
— |
2028-09-30 |
~12 months in temp rental total |
Ongoing Tracking
Each /finance-pulse monthly run should report:
- HYSA balance vs Q1 2027 target ($490-550k)
- Savings rate vs 30% sustainability bar
- Any project-related spend (architect retainer, inspection, HELOC fees, builder deposits)
- Days until next decision gate
Notion board has individual tasks for the Q2-Q4 2026 milestones. Future milestones will be queued as their predecessors complete.
Decision Log
| Date |
Decision |
Reasoning |
| 2026-04-18 |
Reject "buy temp home + gift later" approach; keep parents' home and Tampa build as separate projects |
DTI can't hold 2 mortgages + construction loan; gift-with-mortgage is title/tax mess |
| 2026-04-18 |
Recommend tear-down + rebuild over renovation+addition |
1700 sqft 1963 home with 4-point failures + segregated layout makes renovation a half-measure for the cost; tear-down rebuilds completely |
| 2026-04-18 |
Use $150k gift sizing for parents' down payment |
Keeps founder's lifetime gift exemption use modest; leaves ~$450k mortgage for parents to carry on retirement income (typical FL retiree mortgage qualification ceiling) |
| 2026-04-18 |
Target Q1 2027 decision gate, build start Q2 2027 |
Allows phData W-2 history to season (~7+ months); phases capital accumulation and architect work into supporting roles |