Services Sheet
Every service is prose on the following chapters and always points back to the studio home.
HONG KONG YULAI DEVELOPMENT CO., LIMITED offers a tight set of property development coordination services. They are renovation project management, fit-out coordination, small-lot planning, contractor vetting, site progress audits and handover documentation. Each one starts where the owner ends and stops only when the property is a settled, recorded asset.
SWEPT & COORDINATED Continue to the works →Works 02 and its sheet note
A renovation is best run as a controlled sequence of permitted works, not as an argument between the old fabric and the new wish list. We open the project by measuring what stands, reading the lease or title for limits, and setting a budget line beside every planned change. Then we schedule demolition, services, finishes and fitting with dates that a site man can actually keep.
The project manager role sees us ordering the information so trades do not wait on one another. We chase shop drawings, coordinate deliveries to the hoist or loading window, and reject poor work at inspection rather than at snagging. The client receives a weekly one-page note that states money spent, work done and the next decision needed. Nothing bypasses the register.
Everything here is also described on the home services sheet for cross reference.
Works 02b + 03
Fit-out coordination joins the landlord conditions, the designers expected room mood and the practical daily use of a space. We read the landlord handbook, lodge the decoration and fit-out notice, check the fire-rated separations and route each service so ceilings stay clean. Long-lead joinery and bespoke glazing are ordered early because they fail a programme more often than they save it.
We also speak the client language when the landlord speaks PDF and the contractor speaks WhatsApp; we turn every exchange into a dated note all parties can quote. The result is a fit-out that opens to the agreed standard on the stated day, with the paperwork to prove each step. Details stay mirrored on the services sheet.
Small-lot planning serves owners with tight, irregular or shared-serviced parcels who still need a lawful, bankable outcome. We carry out a feasibility read of zoning, plot ratio, building height and servitude limits before a single design meeting, so the client learns what is buildable while time is still cheap.
The plan then respects the neighbours, the access and the drainage reality. We test the small proposed footprint against every regulation a surveyor or building authority will check, and we present the small-lot feasibility memo in plain language. Where another developer eyes only the square metres, we also see the schedule, the permissions and the resale logic. The same scope is restated on the services sheet.
Contractor vetting protects a project from its most expensive mistake: hiring the wrong crew on a handshake. We assemble the short list, visit live sites the candidates currently work on, phone recent owners, review license coverage and compare like-for-like pricing built on one identical scope sheet. Each trade is then recommended with reasons attached, not with mood.
Once chosen, the contractor enters the project under a written appointment that states rates, programme and the inspection gate at every milestone. Nobody operates on a handshake here because we have seen too many projects die on a friendly word. Our vetting summary sits on the services sheet for the record.
Works 05 + 06
Our site progress audits give an owner eyes on the ground without the owner flying in. At agreed intervals we walk the works with a check sheet that asks the questions a silent site hides: is the drawdown claim matching the physical progress, are the storeys on programme, is safety gear in use, and has any variation started without a signed order?
Each audit returns as a short numbered report with a photograph and a time. It states work physically done against money paid, lists the risks the client cannot see and names the next three decisions. Used monthly, an audit turns a mysterious construction site into a readable ledger. A fuller note appears under the services statement.
The last service builds the folders the first four make possible. We assemble the as-built drawings, the maintenance schedules, the warranties in transferable form, the test certificates and the final snag close-out. When the handover file is signed, the owner holds the keys and the truth together, and the six services of this studio close as one complete set.
Review the property record block