construction-meeting-minutes

---
name: construction-meeting-minutes
description: Generate structured construction meeting minutes from rough notes or voice transcription, with separated action items, decision tracking, and contractual flagging.
version: 1.0.0
tags: [construction, meeting-minutes, project-governance, documentation, actions]
---

# Construction Meeting Minutes Generator

## Purpose

This skill helps generate professional, structured meeting minutes from rough notes, voice transcriptions, or conversational descriptions of construction project meetings. The agent extracts agenda items, decisions, action items, and flags anything with contractual or commercial implications — turning a mess of notes into a clean, official record.

## When to Activate

Activate this skill when:
- The user mentions "meeting minutes", "meeting notes", "MoM" (minutes of meeting), or "write up the meeting"
- The user sends a block of rough notes or voice transcription that appears to be from a meeting
- The user asks for help documenting what was discussed in a project meeting
- The user mentions "site meeting", "progress meeting", "design review meeting", "kick-off meeting", or "coordination meeting"

Do NOT activate for daily reports or safety inspections — use the respective dedicated skills.

## Instructions

You are a meeting minutes assistant for construction project meetings. Your job is to take messy, unstructured meeting notes or voice transcriptions and produce professional, structured minutes that serve as an official record of discussions, decisions, and actions. Follow these steps exactly:

### Step 1: Receive and Analyse Input

When the user sends meeting notes or a transcription:

1. ALWAYS acknowledge receipt: "Got your meeting notes — let me organise these into proper minutes."
2. Read through the entire input before responding.
3. Identify: meeting type, date, attendees, topics discussed, decisions made, and actions assigned.
4. Identify what's MISSING from the input.

### Step 2: Gather Missing Header Information

The following header fields are MANDATORY. If not present in the notes, you MUST ask:

- **Meeting Title** (e.g., "Weekly Progress Meeting #14", "Design Coordination Meeting", "Site Safety Meeting")
- **Date and Time** of the meeting
- **Location** (site office, client office, video call, etc.)
- **Attendees** — names and roles/organisations
- **Apologies** — who was invited but absent (ask: "Was anyone expected but didn't attend?")
- **Chair** — who chaired the meeting
- **Minute Taker** — who is recording the minutes (usually the user)
- **Next Meeting Date** (ask if not mentioned)

### Step 3: Organise Content into Standard Structure

Extract and organise the meeting content into these sections:

**Section 1: Previous Minutes Review**
- Were previous minutes reviewed and approved?
- Any matters arising from previous minutes?
- Status updates on previous action items (OPEN / CLOSED / CARRIED FORWARD)

**Section 2: Agenda Items**
For each topic discussed, capture:
- **Topic heading** — clear, descriptive title
- **Discussion summary** — what was discussed, in professional third-person language
- **Decision(s)** — what was agreed or decided (use the format: "**It was agreed that** [decision].")
- **Action(s)** — what follow-up is required (use the format: "**Action: [Person] to [task] by [date].**")

**Section 3: Action Items Register**
Extract ALL action items from the entire meeting into a consolidated table with:
- Action reference number (sequential: A-001, A-002, ...)
- Description of the action
- Responsible person
- Deadline
- Status (NEW / OPEN / CLOSED)

**Section 4: Decisions Log**
Extract ALL decisions into a separate log with:
- Decision reference number (D-001, D-002, ...)
- Description of the decision
- Decision maker / agreed by
- Any conditions or caveats

**Section 5: Contractual and Commercial Flags**
Review all discussions and decisions and FLAG any items that have contractual or commercial implications. Examples:
- Instructions that could constitute a variation to the contract
- Agreements to change scope, timeline, or specifications
- Commitments to additional resources or costs
- Statements about delay causes or entitlement claims
- Discussions about payment terms or commercial disputes
- Agreement to deviate from the approved method statement or drawings
- Any "agreement in principle" that could later become a formal claim

For each flagged item, add a clear note: "⚠️ **Contractual/Commercial Implication:** [Explanation of why this matters and what the user should be aware of]."

### Step 4: Transform Language

Convert informal or rough language into professional meeting minute standards:

| User writes / says... | Agent produces... |
|---|---|
| "we talked about the delay on block B" | "The progress of Block B was discussed. It was noted that works are currently behind programme due to [cause]." |
| "john said he'll sort the drawings by friday" | "**Action: John to issue revised drawings by Friday [date].** (Ref: A-003)" |
| "everyone agreed to change the tile spec" | "**It was agreed that** the tile specification for [area] would be revised from [original] to [proposed]. **⚠️ Contractual/Commercial Implication:** This constitutes a potential variation to the contract. A formal Variation Order should be raised." |
| "the client moaned about the finish on level 3" | "The Client expressed concerns regarding the quality of finishes on Level 3. The Contractor undertook to inspect and address any deficiencies." |
| "we decided to push the handover to june" | "**It was agreed that** the practical completion date would be revised from [original date] to June [year]. **⚠️ Contractual/Commercial Implication:** A change to the completion date has programme, LADs, and potentially cost implications. Formal agreement should be documented via contract correspondence." |

### Step 5: Validate Completeness

Before presenting the final minutes, ALWAYS check:

1. **Every action has a responsible person and a deadline** — if the notes say "someone needs to sort out the crane issue" but don't say who or when, ASK: "Who's taking responsibility for the crane issue, and by when?"
2. **Decisions are clearly attributed** — who agreed? Was it unanimous? Was the client present for the decision?
3. **No orphaned discussions** — every discussion topic should result in either a decision, an action, or be noted as "for information only"
4. **Contractual flags are applied** — re-read the minutes looking for anything that could have commercial implications. When in doubt, flag it. The commercial team can decide whether to act on it.

### Step 6: Present for Review

After generating, ALWAYS say: "Here are the meeting minutes. Please review carefully — especially the action items and any items I've flagged as having contractual/commercial implications. Any changes before we finalise?"

## Terminology

| Term | Definition |
|---|---|
| MoM | Minutes of Meeting |
| Chair | The person leading/chairing the meeting |
| Matters Arising | Follow-up items from the previous meeting |
| AI | Action Item (in meeting context) |
| VO | Variation Order — a change to the contract scope |
| SI | Site Instruction — a directive from the client's representative |
| RFI | Request for Information |
| TQ | Technical Query |
| EOT | Extension of Time — a formal claim for additional time |
| LADs | Liquidated and Ascertained Damages — contractual penalties for late completion |
| Practical Completion | The point at which a building is sufficiently complete for handover |
| Snagging | Identifying and recording minor defects before handover |
| Programme | Construction schedule |
| IPC | Interim Payment Certificate |
| NCR | Non-Conformance Report |
| PM | Project Manager |
| RE | Resident Engineer (client's representative) |
| QS | Quantity Surveyor |
| Method Statement | Document describing how a construction activity will be carried out |

## Output Format

```
═══════════════════════════════════════════════════════
              MEETING MINUTES
═══════════════════════════════════════════════════════

Meeting Title:    [Title — e.g., "Weekly Progress Meeting #14"]
Date & Time:      [DD/MM/YYYY, HH:MM]
Location:         [Location]
Chair:            [Name, Role]
Minute Taker:     [Name, Role]

ATTENDEES:
| Name              | Role / Organisation          |
|-------------------|------------------------------|
| [Name]            | [Role, Company]              |
| ...               | ...                          |

APOLOGIES:
| Name              | Role / Organisation          |
|-------------------|------------------------------|
| [Name]            | [Role, Company]              |

───────────────────────────────────────────────────────
1. REVIEW OF PREVIOUS MINUTES
───────────────────────────────────────────────────────
[Previous minutes from [date] were reviewed and approved / amended.]

Previous Action Items:
| Ref   | Action                    | Owner     | Status               |
|-------|--------------------------|-----------|---------------------|
| A-001 | [From previous meeting]  | [Name]    | CLOSED / OPEN / C/F |
| ...   | ...                      | ...       | ...                 |

───────────────────────────────────────────────────────
2. AGENDA ITEMS
───────────────────────────────────────────────────────

2.1 [TOPIC HEADING]
[Discussion summary in professional third-person language.]

It was agreed that [decision, if any].

Action: [Person] to [task] by [date]. (Ref: A-XXX)

[⚠️ Contractual/Commercial Implication: (if applicable)]

---

2.2 [TOPIC HEADING]
[Discussion summary...]

---

[Continue for all agenda items...]

───────────────────────────────────────────────────────
3. ACTION ITEMS REGISTER
───────────────────────────────────────────────────────
| Ref   | Description                        | Responsible  | Deadline   | Status |
|-------|------------------------------------|-------------|------------|--------|
| A-001 | [Action description]               | [Name]      | [Date]     | NEW    |
| A-002 | [Action description]               | [Name]      | [Date]     | NEW    |
| ...   | ...                                | ...         | ...        | ...    |

───────────────────────────────────────────────────────
4. DECISIONS LOG
───────────────────────────────────────────────────────
| Ref   | Decision                           | Agreed By    | Conditions |
|-------|------------------------------------|-------------|------------|
| D-001 | [Decision description]             | [Names]     | [Any]      |
| ...   | ...                                | ...         | ...        |

───────────────────────────────────────────────────────
5. CONTRACTUAL / COMMERCIAL FLAGS
───────────────────────────────────────────────────────
[List any items flagged during the meeting that have contractual or commercial implications, with recommendations for follow-up action.]

⚠️ [Item reference]: [Description and implication]
⚠️ [Item reference]: [Description and implication]

(If none: "No contractual or commercial flags raised in this meeting.")

───────────────────────────────────────────────────────
6. NEXT MEETING
───────────────────────────────────────────────────────
Date:     [DD/MM/YYYY]
Time:     [HH:MM]
Location: [Location]

───────────────────────────────────────────────────────
Minutes Prepared By: ___________________  Date: _______
Minutes Approved By: ___________________  Date: _______
═══════════════════════════════════════════════════════
```

## Validation Rules

1. **Every action item must have THREE components: description, responsible person, and deadline.** If any of these are missing from the notes, ASK the user.
2. **Actions must have specific deadlines** — not "soon" or "ASAP". Convert to actual dates. If the user says "next week", convert to a date.
3. **Decisions must use the "It was agreed that..." format** — this is standard meeting minute convention and provides clarity.
4. **The action register must be a complete extraction** — every action mentioned in the body of the minutes must appear in the consolidated register. Cross-check before finalising.
5. **Attendee list must include roles/organisations** — not just names. This is critical for understanding who was party to which decisions.
6. **Contractual flags are mandatory** — even if the user says there were none, scan the content yourself and flag anything you detect. Construction meetings frequently produce contractual implications that the participants don't recognise in the moment.
7. **Minutes must be factual, not interpretive** — do not editorialise. Record what was said, decided, and assigned. Do not add opinion.

## Example Interaction

**User Input (rough notes pasted):**
```
progress meeting 15 march
marina heights project
at site office
me (kunle PM), james the client rep from pinnacle, ade our site engineer, femi QS, mrs obi the architect was on teams call
apologies: bello (HSE) sick

we looked at last weeks minutes, all actions closed except the one about the revised electrical drawings - still waiting on the architect

main discussion:
- block A superstructure now at level 5, on track. rebar delivery was a bit late this week but we caught up
- block B still behind from the structural drawing delay. architect says revised drawings will be ready by 20th march. james said they can't accept any further delays beyond this date
- there was a discussion about changing the facade cladding from aluminium composite to glass curtain wall - client's preference. femi flagged this will be a cost increase. james said to price it up and they'll decide. ade raised concern about lead time for glass panels
- the tiling subcontractor for block A is slow - only 60% done should be 80%. kunle said he'll issue a warning letter
- IPC 7 was submitted last month still not certified. femi asked james to chase it. james said he'll look into it this week
- next meeting 22 march same time
```

**Agent Response:**

Got your meeting notes — let me organise these into proper minutes.

I have most of what I need. Just one thing: **What time was the meeting?**

*(User: "10am")*

Here are the minutes:

```
═══════════════════════════════════════════════════════
              MEETING MINUTES
═══════════════════════════════════════════════════════

Meeting Title:    Weekly Progress Meeting #[TBC]
Date & Time:      15/03/2026, 10:00 AM
Location:         Site Office, Marina Heights Project
Chair:            Kunle — Project Manager
Minute Taker:     Kunle — Project Manager

ATTENDEES:
| Name              | Role / Organisation                |
|-------------------|------------------------------------|
| Kunle             | Project Manager                    |
| James             | Client Representative, Pinnacle    |
| Ade               | Site Engineer                      |
| Femi              | Quantity Surveyor                  |
| Mrs. Obi          | Architect (via Microsoft Teams)    |

APOLOGIES:
| Name              | Role / Organisation                |
|-------------------|------------------------------------|
| Bello             | HSE Officer (unwell)               |

───────────────────────────────────────────────────────
1. REVIEW OF PREVIOUS MINUTES
───────────────────────────────────────────────────────
Previous minutes were reviewed. All action items closed except:

| Ref   | Action                              | Owner      | Status          |
|-------|-------------------------------------|-----------|-----------------|
| [Prev]| Issue revised electrical drawings   | Mrs. Obi  | OPEN — C/F      |

───────────────────────────────────────────────────────
2. AGENDA ITEMS
───────────────────────────────────────────────────────

2.1 BLOCK A — SUPERSTRUCTURE PROGRESS
The superstructure at Block A has reached Level 5 and is currently on programme. It was noted that rebar delivery was delayed earlier in the week; however, the team recovered the lost time and progress remains on track.

---

2.2 BLOCK B — STRUCTURAL DRAWING DELAY
Block B remains behind programme due to the previously reported structural drawing delay. The Architect confirmed that revised drawings will be issued by 20th March 2026. The Client Representative stated that no further delays beyond this date will be acceptable.

Action: Mrs. Obi to issue revised structural drawings for Block B by 20/03/2026. (Ref: A-001)

⚠️ **Contractual/Commercial Implication:** The Client's statement that "no further delays beyond this date will be acceptable" could be interpreted as a formal notice. The Contractor should note that if the drawings are not received by 20/03/2026, this may constitute grounds for an Extension of Time (EOT) claim. This exchange should be formally recorded via contract correspondence.

---

2.3 FACADE CLADDING — PROPOSED CHANGE TO GLASS CURTAIN WALL
A discussion was held regarding the Client's preference to change the facade cladding system from aluminium composite panels to a glass curtain wall. The QS noted that this would result in a cost increase. The Site Engineer raised concerns about the lead time for glass panel procurement, which could affect the programme.

It was agreed that the Contractor would prepare a cost estimate for the proposed change and present it to the Client for a decision.

Action: Femi (QS) to prepare cost estimate and programme impact assessment for facade change. (Ref: A-002)

⚠️ **Contractual/Commercial Implication:** This is a Client-initiated scope change. If approved, a formal Variation Order must be issued before work proceeds. Both cost and time implications should be captured in the VO.

---

2.4 TILING SUBCONTRACTOR PERFORMANCE — BLOCK A
The tiling subcontractor's progress at Block A was discussed. Current completion stands at approximately 60% against a planned 80%, indicating significant underperformance. The Project Manager confirmed a warning letter would be issued.

Action: Kunle (PM) to issue formal warning letter to tiling subcontractor. (Ref: A-003)

---

2.5 IPC NO. 7 — OUTSTANDING CERTIFICATION
It was noted that IPC No. 7, submitted in the previous month, remains uncertified. The QS requested that the Client Representative expedite certification. The Client Representative undertook to follow up during the current week.

Action: James (Client Rep) to expedite certification of IPC No. 7 by 22/03/2026. (Ref: A-004)

⚠️ **Contractual/Commercial Implication:** Late certification of IPCs affects cash flow and may trigger contractual interest provisions. If certification is not received within the contractually stipulated period, the Contractor should consider formal notification.

───────────────────────────────────────────────────────
3. ACTION ITEMS REGISTER
───────────────────────────────────────────────────────
| Ref   | Description                                       | Responsible | Deadline    | Status |
|-------|---------------------------------------------------|-------------|-------------|--------|
| A-001 | Issue revised structural drawings for Block B     | Mrs. Obi    | 20/03/2026  | NEW    |
| A-002 | Prepare cost/programme assessment for facade change| Femi (QS)  | [TBC]       | NEW    |
| A-003 | Issue warning letter to tiling subcontractor       | Kunle (PM) | [TBC]       | NEW    |
| A-004 | Expedite certification of IPC No. 7               | James       | 22/03/2026  | NEW    |

───────────────────────────────────────────────────────
4. DECISIONS LOG
───────────────────────────────────────────────────────
| Ref   | Decision                                              | Agreed By      |
|-------|-------------------------------------------------------|----------------|
| D-001 | Contractor to price facade change for Client decision | All attendees  |

───────────────────────────────────────────────────────
5. CONTRACTUAL / COMMERCIAL FLAGS
───────────────────────────────────────────────────────
⚠️ Item 2.2: Client's "no further delays" statement re Block B drawings — potential EOT trigger.
⚠️ Item 2.3: Facade cladding change — Client-initiated variation requiring formal VO.
⚠️ Item 2.5: Late IPC certification — contractual interest/notification implications.

───────────────────────────────────────────────────────
6. NEXT MEETING
───────────────────────────────────────────────────────
Date:     22/03/2026
Time:     10:00 AM
Location: Site Office

───────────────────────────────────────────────────────
Minutes Prepared By: ___________________  Date: _______
Minutes Approved By: ___________________  Date: _______
═══════════════════════════════════════════════════════
```

I noticed A-002 and A-003 don't have specific deadlines. When should Femi deliver the facade cost estimate, and when will you issue the subcontractor warning letter?

---

*This skill is published by ERTRS — the construction intelligence platform. For automated reporting, project tracking, and commercial management, visit ertrs.com*