Risk Register · 34 tracked, 5 critical
Consolidated from all 13 expert briefs plus the critic pass: deduplicated, scored, and ranked by likelihood × impact (H=3 / M=2 / L=1). Every risk carries an action-oriented mitigation and a named owner. 44 calendar days remain to the Aug 15 deadline; the five kill criteria below define exactly when that date is formally declared missed — and what the fallback is.
Register — ranked by likelihood × impact
| ID | Risk | Likelihood | Impact | Mitigation | Owner | Status |
|---|---|---|---|---|---|---|
| R02 | Ceiling closes before the Cat6 pull Suspended-ceiling closure expected ~Jul 16–30; post-closure pulls cost 2–5×, damage new tiles and add 1–2 wk. |
H | H | Written ceiling-close date from the fit-out GC in W1; the fit-out's cabler pulls our C1–C8 drops booked for W3 (Jul 20–24) in its program; AP-location tiles closed last. | Fit-out GC + installer | MITIGATING |
| R03 | PMO drawing-approval cycle outlasts the window Verified tower turnarounds: 7–15 working days per review cycle, each resubmission restarts the clock — and cabling may not legally start unapproved. |
H | H | Lodge complete, pre-aligned ECE-signed low-voltage sheets by Jul 6; request expedited/partial approval of the LV scope or a conditional NTP under the GC's existing permit. | Paul + PMO | OPEN |
| R04 | Server-room thermal runaway ~1,190 W design heat load in the 4.97 sqm interior room; building AC is off nights/weekends — 35–40 °C within hours of a cooling gap, throttling gear and halving UPS battery life. |
H | H | Dedicated 1.0 HP inverter split (₱24,500 + ₱9,000 install) running 24/7 at 24–25 °C; thermostat-controlled transfer fan as second path (₱3,500); >30 °C sensor alert webhooked to Teams (₱2,500). | Paul + MEP | OPEN |
| R05 | Hardware indent / stock-out U7 Pro XGS and the PoE++ switch verified out of stock at PH retail (Jul 2); distributor indent runs 2–6 wk against a Jul 14 order deadline. |
H | H | PO by Jul 14 with 50% down and a contractual delivery date; written stock confirmation in the RFQ; fallbacks pre-approved (U7 Pro / Pro Max APs, USW-Pro-XG-10-PoE or stopgap PoE++ switch). | Paul + distributor | MITIGATING |
| R31 | Drop locations mismatch — fit-out cabler pulls to desk positions The fit-out package includes our Cat6-in-conduit drops, but its cabler defaults to generic desk positions; likelihood is High if the schedule is not sent this week — 8 ceiling drops landing away from the C1–C8 AP coordinates means re-pulls or misplaced APs after the ceiling closes. |
H | H | C1–C8 cable schedule (plan.html / cabling.html coordinates) sent to the fit-out GC in W1; named coordination item in the fit-out program; drop positions verified on site before ceiling closure. | Paul + Fit-out GC | MITIGATING |
| R01 | ISP provisioning slip Downgraded Jul 2: both RISE and PLDT are already lit in the Johndorf Tower riser — no building-entry agreement needed. A PLDT I-Gate dedicated would still run 30–45 working days, but the chosen BB-200 broadband installs much faster, and RISE benchmarks 1.8 wk in buildings it already serves. Keep monitoring install dates. |
M | H | RISE Dedicated 100 signed + PLDT Broadband 200 ordered (I-Gate rejected: 24-mo lock-in, 100% pre-termination); install dates tracked weekly; 5G CPE held as an optional day-one bridge if both slip. | Paul | MITIGATING |
| R34 | PLDT/RISE share the same riser path — single physical cut kills both WANs Both providers are lit in the Johndorf riser, but path diversity is unverified; a shared duct or building entry means one cut, dig or riser fire takes down primary and backup together. Likelihood unknown until the PMO confirms — held at Medium. |
M | H | Ask the building PMO for entry/path maps with the W1 question set; if the paths share a duct, keep the (now optional) 5G CPE as a tertiary WAN on the UCG-Fiber. | Paul + PMO | OPEN |
| R06 | VECO brownouts outlast the UPS 60–90 min rotational load-drops ran across Metro Cebu in May–Jun 2026; the 1.6 kVA UPS holds only ~9–20 min at full rack load. |
H | M | Confirm tenant-floor genset coverage with the PMO (question already in the W1 email); load-shed runbook: drop AP PoE, keep gateway + 5G CPE (~60–80 W) → 60–100 min ride-through. | Paul + PMO | MITIGATING |
| R07 | Desk-wiring scope fork expires with the ceiling Options B/C (₱930,000 / ₱1,590,000) become 2–5× more expensive once the ceiling closes; the decision deadline is Fri Jul 10. |
M | H | Force the A/B/C decision by Jul 10 with the priced decision pack; if only A is approved, buy the ₱50,000 reversibility package (30% spare tray, 2× 50 mm conduit stubs, 14 pole bases + pull strings). | Management | OPEN |
| R08 | UCG-Fiber SPOF / reused gear DOA Single gateway, no HA pairing — and 4 of the design's devices are reused (gateway + 3× XGS, ₱90,000 VAT-ex of the BOM); a dead reused unit discovered in August kills the cutover — and no expert had scheduled a verification. |
M | H | Bench-test all 4 reused devices (UCG-Fiber + 3× XGS) in early July (power-on, firmware update, .unf config export); cloud backups enforced; replacement ₱21,900 (gateway) / ₱22,700 (AP) ex-VAT per unit that fails. | Paul | OPEN |
| R09 | PoE+ mismatch replicated from the old quote The quoted PoE+ injector under-powers the 802.3bt U7 Pro XGS (29 W max): boot-loops and silently disabled radios that are hard to diagnose later. |
M | H | Injector line deleted from the BOM; every AP port is 802.3bt on the 400 W switch; PoE draw verified per port at commissioning. | Installer | MITIGATING |
| R10 | NTC / customs seizure on direct import Radio equipment landing without a pre-filed NTC Permit to Import faces a 1–4 wk Bureau of Customs hold — seizure worst case — which single-handedly kills mid-August. |
M | H | Buy from an authorized PH distributor (iConnect Cebu / MEC): the distributor is importer of record and carries all NTC/customs risk for a ~25–30% channel premium. Direct import formally rejected. | Procurement | MITIGATING |
| R11 | Fire-stop violations hold the FSIC Unsealed penetrations from cable pulls and the condensate pipe are classic Fire Safety Inspection Certificate blockers — they delay move-in, not just WiFi. |
M | H | Intumescent sealant on every penetration, photo-documented before ceiling closure; building FDAS contractor booked in July for the server-room smoke-detector tie-in. | Fit-out GC | OPEN |
| R12 | Theft from the unsecured fit-out site ~₱206,000 of network gear on an open construction floor; the landlord is contractually not liable for delivered-but-uninstalled equipment. |
M | H | Deliver late (just before install); lock the server room as an early-works item; add gear to contents/CARI insurance effective from delivery date; installer COI required before mobilization. | Paul + finance | OPEN |
| R13 | Aircon condenser placement refused or delayed The server room has no exterior wall and facade mounting is prohibited in Grade A towers; no approved ledge/ACCU slot = no 24/7 cooling. |
M | H | Written PMO request in W1 with a drawing (designated AC ledge / ACCU area, condensate stub-out); fallback: portable spot cooler venting to the return plenum + transfer fan — degraded but survivable at ~410 W typical load. | PMO / landlord | OPEN |
| R14 | Budget FX drift USD/PHP 61.62 on Jul 2, peso down ~9.3% YoY; the January ₱22,700/AP quote re-prices to ~₱23,800, and July forecasts reach 63.4. |
H | M | Fixed-PHP PO with 30-day validity and a no-escalation clause locked by Jul 14; +5% contingency (~₱15,000) in the envelope; never pay USD direct (loses the VAT invoice too). | Finance | MITIGATING |
| R15 | Non-compliant installer (PCAB / ECE) RA 4566 requires a PCAB licence above ₱50,000 contract value; the PMO can refuse gate passes mid-project; LV plans need ECE sign-and-seal under RA 9292. |
M | H | Verify PCAB at pcab.construction.gov.ph before award, not after; ECE-signed electronics sheets included in the permit set; 3-quote tender keeps a compliant alternative warm. | Paul | MITIGATING |
| R16 | Old-office cutover gap The reused UCG-Fiber is both controller and gateway: its relocation day is the old office's WiFi death day; a botched migration strands both sites. |
M | M | Pre-stage the new switch + APs in W4 via UniFi Site Manager; move the gateway last, on a weekend; config backups verified before unplugging anything. | Paul | MITIGATING |
| R17 | Warranty / RMA gap PH RMA runs 2–6 wk with no advance replacement; a single dead AP means a multi-week coverage hole in the open plan. |
M | M | One cold-spare U7 Pro XGS (~₱23,000 VAT-inc) kept in the rack; all serials + purchase channel recorded in the handover pack; RMA turnaround asked in writing in the RFQ. | Paul | OPEN |
| R18 | DFS radar hits (Mactan airport ~10 km) Weather/ATC radar can force 60-second channel-evacuation outages on 5 GHz ch 52–144 — mid-call, without warning. |
M | M | The four dense open-plan/reception APs anchored on non-DFS ch 36/44/149/157; DFS event log reviewed weekly for the first month. | Paul | MITIGATING |
| R19 | 6 GHz misconfiguration PH opened only 5925–6425 MHz at 24 dBm (NTC MC 002-07-2024); a US-style 160/320 MHz plan cannot reuse across 7 APs and creates co-channel interference. |
M | M | Console country = Philippines set before adoption; 6 GHz fixed at 80 MHz channels; one PH-market AP unbox-tested on arrival to confirm the country profile actually enables 6 GHz on shipping firmware. | Paul | MITIGATING |
| R20 | DRAFT-02 layout drift The floor plan is still a draft: partitions or the server room may move before the construction set, invalidating AP positions and cable lengths. |
M | M | AP coordinates frozen only against the construction-issue drawings at the W2 site survey; predictive model re-run on any revision; AP-on-a-stick check at 3 positions before drilling. | Paul + GC | MITIGATING |
| R21 | Server-room walls stop at the drop ceiling A tile-lift bypass over the partition defeats the ₱25,000 access-control door protecting every piece of network gear. |
M | M | 5-minute slab-to-slab visual check now while the grid is open; extend partition/steel mesh over ~9–10 lm (₱15,000–25,000) if short — near-free to check now, disruptive later. | Fit-out GC | OPEN |
| R22 | Counterfeit / CCA "Cat6" cable Copper-clad-aluminium fakes are rampant in the PH market; they fail Fluke testing and PoE thermal limits — and the cable is now the fit-out's supply, not ours. |
M | M | Cat6 brand/spec confirmed with the fit-out GC in writing (solid pure copper, no CCA — question q-f-cable-brand); 100% Fluke DSX reports (PDF + .flw) per link as a handover condition. | Fit-out GC | MITIGATING |
| R23 | PPSK fallback becomes permanent If 802.1X procurement slips, 150 manually-managed keys accumulate — departed-employee keys are a real credential exposure for a cybersecurity company. |
M | M | 802.1X EAP-TLS (Intune Cloud PKI + RadSec) remains the target with a dated migration plan; if PPSK launches, offboarding hook scripted via the UniFi API + quarterly key audit. | Paul + Xerxis | OPEN |
| R33 | 100 Mbps dedicated saturates at peak 150 staff, video-heavy: estimated 500–720 Mbps peak aggregate demand vs RISE Ded-100 ≈ 0.67 Mbps/head — ~40 concurrent Teams calls (80–100 Mbps) fill the dedicated line on their own. |
M | M | UCG-Fiber dual-WAN in load-balance (not pure failover): real-time traffic pinned to RISE dedicated, bulk/updates/streaming spill to PLDT BB-200; first-month utilization review; upgrade path RISE Ded-200 at +₱20,736/mo if congested. | Paul | MITIGATING |
| R24 | Multi-tenant 2.4 GHz saturation The tower's 2.4 GHz band is shared with every neighbouring tenant — congestion is guaranteed, not hypothetical. |
H | L | 2.4 GHz enabled on only 3 of 7 APs (ch 1/6/11, low power); band steering to 5/6 GHz; the XGS dedicated spectral radios monitor interference continuously. | Paul | MITIGATING |
| R25 | VRLA battery early death Tropical ambient halves battery life: 2–3 yr real vs the 3–5 yr datasheet; runtime loss stays silent until the next outage. |
H | L | Room held at 24–25 °C; monthly UPS self-test scheduled; replacement cartridge (₱6,000–12,000) calendared at month 30 in the maintenance plan. | Xerxis | OPEN |
| R26 | Lightning surge via mains The Philippines has among the world's highest lightning flash densities; one induced surge can fry the gateway and switch together. |
L | H | Three cascaded stages specified: Type 2 SPD at the tenant panel (₱10,000), UPS AVR, surge-rated rack PDU (₱2,500) + 14 mm² rack bonding; all Ethernet kept indoors, so no line-level exposure. | MEP / electrician | MITIGATING |
| R27 | Typhoon-season delays Jul–Oct is peak wet season in the Visayas; ISP aerial/riser work and deliveries lose days to weather. |
M | L | Week 6 (Aug 10–14) held as pure schedule buffer; indoor works front-loaded; the 5G CPE decouples go-live from fiber weather entirely. | Paul | MITIGATING |
| R28 | Input-VAT leakage Grey/Shopee sellers who cannot issue a BIR-registered VAT sales invoice cost the full 12% (~₱29,000 on this BOM) under the EOPT Act. |
M | L | PO clause: EOPT-compliant VAT sales invoice as a payment condition; supplier BIR 2303 on file; goods/services split into separate lines for correct EWT (1%/2%). | Finance | MITIGATING |
| R29 | WPA3-only strands legacy clients Old Android (≤9) and older laptops misbehave on WPA3-Enterprise, and 6 GHz mandates WPA3 — no transition mode exists for Enterprise. |
L | M | Fleet is modern managed Windows/Mac — test the actual devices before disabling WPA2 transition on guest; IoT SSID stays WPA2-PSK on 2.4 GHz. | Paul + Xerxis | OPEN |
| R32 | Fit-out Cat6 fails 10G qualification on longest runs The package supplies Cat6, not Cat6A. At our 10–36 m runs (incl. slack) Cat6 carries 10GBASE-T reliably — TIA TSB-155 qualifies Cat6 for 10G to ~37 m, up to 55 m favorable — but a marginal or CCA link would fail; real AP traffic (WiFi 7, internet-bound) rarely exceeds 2.5G, which Cat6 does to 100 m. |
L | M | Every link qualification-tested to 10GBASE-T with a Fluke per TIA TSB-155 (not just certified to Cat6) as an acceptance condition; any failing link re-pulled in Cat6A through the provided conduit — the included conduit de-risks the whole provision. | Installer + Fit-out GC | MITIGATING |
| R30 | Building house-rule violations Noisy work in occupied hours: stop-work, tool confiscation, ₱5,000/incident deducted from the bond; deliveries restricted to 6 PM–6 AM. |
L | L | All drilling scheduled after-hours with work permits + pre-task plans filed 2 working days ahead; crew briefed at the building safety orientation; +25–50% night-labor premium already priced. | Installer | MITIGATING |
Scoring: likelihood and impact each graded H=3 / M=2 / L=1; rank = product. Critical = score 9. Statuses: MITIGATING = mitigation already scheduled or executed in the project plan; OPEN = requires a decision or third-party answer this month.
Kill criteria — when Aug 15 is formally declared missed
Checked at each Friday milestone review. Hitting a trigger does not stop the project — it switches the affected component to its fallback so the office still opens. The three standing fallbacks: 5G CPE day-one internet, temporary AP-on-stand coverage, and phased occupation of zones as drops land.
KC-1 · No lit-ISP fiber order by Fri Jul 10
If no order is placed with an ISP that already has building-entry facilities by Jul 10, fiber
cannot land before Aug 15 (new-entrant access agreements alone run 4–8+ wk).
Fallback: declare fiber a post-move-in upgrade and go live on the Smart/Globe 5G CPE as the
production WAN (UCG-Fiber WAN2) with per-client rate limits; keep both fiber applications alive and cut over whenever the winner lands.
KC-2 · No LV approval by Mon Jul 27 / ceiling closes unpulled
If the PMO has not approved the low-voltage sheets by Jul 27, or the grid closes with zero drops
pulled, the in-ceiling window is lost and certified drops jump to 2–5× cost.
Fallback: conditional NTP under the GC's permit if negotiable; otherwise open with temporary
AP-on-stand coverage (the 3 reused XGS + U-PoE++ injectors on surface-run cable) and phase occupation zone-by-zone as
access-panel retrofit pulls complete after move-in.
KC-3 · Hardware not in Cebu by Fri Jul 31
If APs/switch are still on indent after Jul 31, the W4 build and W5 commissioning windows are gone —
a 4+ wk indent confirmed at PO time triggers this early.
Fallback: swap the BOM at PO to in-stock alternates (U7 Pro / Pro Max APs, any 802.3bt PoE++
switch as a stopgap) so opening-day WiFi ships on time; XGS units follow as a phase-2 swap. Interim: the 3 reused XGS on
stands cover reception, open-plan center and the south amenity zone.
KC-4 · No condenser slot approved by Fri Jul 17
Without a landlord-approved condenser location the split-type aircon misses the fit-out, and a
sealed 4.97 sqm room cannot safely run ~600 W of IT 24/7.
Fallback: open with a portable spot cooler venting to the return plenum + the thermostat transfer
fan and the brownout load-shed runbook; formally accept the degraded thermal posture at ~410 W typical, install the
permanent split when approval lands, and hold the >30 °C alert as the tripwire.
KC-5 · Reused gateway fails its bench test (early Jul) or is trapped at the old office
A DOA UCG-Fiber — or an old office that cannot release it before cutover — removes the
controller/gateway from the critical path items.
Fallback: buy a new UCG-Fiber (₱21,900 ex-VAT, inside the ~₱243,000 envelope over the ₱206,304 base) immediately; if the
failure surfaces after Aug 1, adopt APs temporarily via UniFi Site Manager and execute the gateway cutover the first
weekend after delivery. The old unit becomes the cold spare.
Heat map — likelihood × impact
How this register is maintained
Review cadence
Re-scored at each Friday milestone review against the W1–W6 plan. A risk moves to mitigating only when its action has a date and an owner in the plan; it closes only when the trigger window has passed (e.g. R02 closes when the last certified drop lands before ceiling closure). Kill criteria KC-1…KC-5 are binary checks on their trigger dates — no judgment calls on the day.
Sources
Consolidated and deduplicated from the 7 round-1 expert briefs (hardware, RF, cabling, contractors, quote, architecture, timeline), the 5 round-2 gap experts (server-room MEP, customs/NTC, physical security, wired/AV, landlord), and the critic's 14 fold-in gaps. Costed mitigations reference the BOM and vendor pages; RF-specific risks (R18, R19, R24) are visualized on the coverage plan.