Construction Management

Phase 1

Project Feasibility Report

For owners planning ground-up construction, major renovation, or significant site work on a complex property, the feasibility report is the most comprehensive initial engagement. It is a standalone paid engagement with no commitment beyond the report itself. Many owners use the findings as the basis for architect selection, design direction, and budget planning before deciding on further work.

We evaluate nine areas that drive cost, schedule, and risk:

The report concludes with a preliminary budget range and recommendations for next steps. Available for any residential project involving site, permitting, structural, or regulatory complexity.

Phase 2

Design-Phase Construction Management

We work alongside your architect through schematic design, design development, and construction documents. At each milestone, we provide market-validated budget updates so you always know what the current design costs to build.

Budget Development. Cost modeling at each design milestone with current subcontractor pricing. We identify cost drivers early, when the architect can still respond in the design.

Constructibility Review. We review drawings from a builder's perspective, identifying details that will create field problems or unnecessary cost before they become change orders.

Value Engineering. Where design exceeds budget, we identify alternatives that achieve the architectural intent at lower cost. Spending where it matters, smarter delivery everywhere else.

Subcontractor Prequalification. We vet and prequalify trade contractors for each scope. We know who performs, who holds schedule, and who stands behind their work.

Critical Path Scheduling. The construction schedule is developed during design, not after permit. That means identifying the sequence, procurement deadlines, and activities that control the timeline.

GMP Development. A Guaranteed Maximum Price proposal built from competitive trade bids, a detailed cost model, and a defined scope of work. Complete transparency into how every dollar is allocated.

Phase 3

Project Delivery

We execute construction from demolition through certificate of occupancy. The same team that planned and priced the project builds it, managing every trade, every inspection, and every phase of field work through completion.

Site Leadership. The principal is directly involved in field decisions, subcontractor coordination, cost management, and owner communication throughout construction. A superintendent provides daily on-site quality verification, inspection coordination, and safety oversight. This is direct engagement, not periodic check-ins.

Administration and Accountability. We hold the contractor's license (CSLB #1007735), sign the trade contracts, and carry liability for project delivery. Administration includes insurance compliance, lien releases, draw documentation, punch list, final inspections, certificate of occupancy, warranty documentation, and as-built records.

Trade Procurement. We competitively bid, scope-level, and award every specialty trade: concrete, shoring, steel, MEP, roofing, waterproofing, glazing, plaster, flooring, millwork, landscape, hardscape, pool, and specialty systems. Subcontractors are prequalified before they bid and managed under executed contracts through completion.

Cost Control. Real-time tracking against the GMP with monthly reports covering committed costs, projections, change orders, and contingency status. All costs open-book.

Schedule Management. Weekly updates, look-ahead planning, and proactive delay identification. We manage the critical path, not just report on it.

Quality Control. Continuous inspection against contract documents. We identify deficiencies in real time, not at punch list.

Field Execution. We self-perform construction scope with our own crews and equipment. Depending on the project, that includes demolition, site clearing, grading and earthwork, trenching, rough and finish carpentry, framing, fence and gate construction, exterior painting, and general site work. We operate our own skid steers for grading, demolition, and material handling. A foreman is on site daily with a labor crew of four to six workers, expandable as the project requires.

Open-book cost-plus means you see every cost at actual market rate. The GMP caps your total exposure. If the project comes in under, the savings are shared per the contract terms.