Commercial and Residential Building Consulting



Acting as the Owners agent the Development Manager shall be responsible for continuous monitoring of every phase of the construction project with weekly project inspections, team meetings, and reports to Owner and Architect. Close review with the Architect, Professional Consultants, Agency and Deputy Inspections will occur to ensure compliance with the contract documents, budget, and schedule.

1. Construction Planning:

§  Recommend and expedite procurement of long lead items to ensure delivery by required dates. Facilitate qualification, identification, bidding, and award of Prime Contract(s) and/or Trade Contracts.

2. Project Control:

§  Monitor construction progress and schedule

§  Monitor quality and progress of Contractor and Trade Contractors.

§  Maintain a Construction Manager at the Property as required

§  Coordinate activities of Owner, Architect, Professional Consultants, Independent Inspectors and Testing Laboratories, Contractor, and Trade Contractors.

§  Monitor compliance with the Schedule of Performance

§  Identify potential variances between scheduled and probable completion dates.

§  Provide project summary reports and document changes in the Schedule

§  Determine adequacy of personnel of Contractor and Trade Contractors, availability of materials and equipment to meet the Schedule of Performance.

§  Recommend action to Owner when Contractor or Trade Contractors do not satisfy contractual requirements.

3. Cost Control:

§  Develop and monitor an effective system of cost control.

§  Revise the budget approved by Owner, incorporate approved changes, and develop cash flow reports and forecasts as needed.

§  Identify variances between actual and budgeted or estimated costs and advise Owner, Architect, and Engineers when projected cost exceeds the Budget.

§  Maintain cost accounting records on construction work performed by all Contractor and/or Trade Contractors.

§  Provide Owner access to such records and maintain records for a period of three (3) years after final payment of fees and reimbursable expenses to Development Manager.

§  Review and Monitor Prevailing Wage Reports.

§  Interface with Fund Control Companies and/or Bank Loan Requirements



4. Change Orders:

§  Develop a system for preparation, review, and processing change orders

§  Maintain Change Order Log

§  Recommend changes to Owner, Architect, and Engineers.

§  Review requests for changes, verify costs, and assist in negotiating resolution

5. Shop Drawings, Submittals, and Requests for Information:

§  In collaboration with Architect, Engineers, and other Professionals establish procedures for review, expediting, processing, and approval of shop drawings and samples submitted

§  Verify submittals and compliance with plans and specifications

§  Review and Coordinate Response for RFI’s

6. Inspection:

§  Inspect construction work of Contractor and Trade Contractors for conformity to plans and specifications, defects, and deficiencies; and issue reports.

§  Review safety program of Contractor and Trade Contractors, compliance with all federal, state, and local statutes, rules, regulations, and orders applicable to their conduct.

7. Payments to Contractor and Consultants:

§  Track and Monitor Preliminary Notices

§  Review, approves, and process payments to Contractors, Trade Contractors, Consultants, and labor and material suppliers.

§  Coordinate with Fund Control and Lenders

§  Review Notices of Intent to Lien, Liens, and Stop Notices

§  Review Professional and Contractors’ Licenses, General Liability, Workman Compensation, Errors and Omissions, Professional Liability, and Automobile Insurance

§  Track payments and monitor budget

8. Reports and Property Documents:

§  Submit written progress reports to Owner, Architect, and Engineers, including information on the construction work of Contractors and/or Trade Contractors and the percentage of completion.

§  Conduct weekly progress meetings with Owner, Architect, Professionals, Contractor, and others as related to the progress of the project; and prepare/disseminate meeting minutes.

§  Maintain contract records between Owner, Professionals, Development Manager, Contractors, Trade Contractors, and Equipment/Materials Suppliers;

§  Maintain drawings, samples, purchase orders, materials specifications, equipment, maintenance and operating manuals and instructions, and other construction related documents.


The Development Manager will perform a series of close out reviews covering construction finishes, permit compliance, final payments, and fund control or lender coordination, and obtain a Certificate of Occupancy.  Coordination of owner occupancy including supervision of the owner’s installation of its fixtures, furniture, and equipment (FFE) until the project meets the owner’s specifications. During the general contractor warranty period, the Development Manager will be available to assist the owner with warranty and operation issues.


1. Punch List:

§  Prepare punch list with Owner, Architect, and other Professionals of items to be completed prior to release of final payment and coordinate completion of items.

2. Utilities:

§  Verify utility connections, timing, will-serve letters, etc. for all utilities required for the project.

3. Final Inspections:

§  Ensure and verify that Contractors and/or Trade Contractors obtain all final inspections on the building record of inspections card; and deliver to owner.

4. Certificate of Occupancy:

§  Obtain Temporary and Final Certificate of Occupancy

5. Notice of Completion:

§  In coordination with Architect, prepare Certificate of Substantial Completion and record Notice of Completion with governing agency.

6. Lien Releases:

§  Obtain final releases of lien from Contractors, Trades, labor and material suppliers.

§  Verify Title Search 45 days after project completion to verify absence of claims.

7. Record Drawings:

§  Receive and review ‘Record-As-Built Drawings’ from Contractors, Trade Contractors, and Close Out Testing and Inspection Reports



8. Warranties/Guarantees:

§  Obtain Warranties/Guarantees maintenance and operating manuals and instructions; and other construction related documents required by the contract documents

9. Final Payments:

§  Coordinate final release of monies due to all Parties.

10. Project Performance:

§  Monitor project performance

§  Coordinate warranty and repair work

§  Project review and owner coordination



The above information outlines a typical scope of services for Owners and Public Agencies throughout the project lifecycle. Each contract and scope of work is customized to meet the specific needs of the customer and project.