Typical Scope of Work

Due Diligence, Design, and Entitlement Phase

The development manager will direct/coordinate the design, review, and approval of each phase of the project, starting with the selection of the professional team, concept design, budgeting, scheduling, and entitlement with each agency affecting the project.

The manager’s review is inclusive of elements required to manage the project through the final conditions of approval and entitlement. Our experience as a developer, manager, builder, and general contractor provides unique insight for the owner for each phase of the project.

  1. Due Diligence Review: Assist the owner with the research and project review.
  2. Design and Professional Team Coordination: Assist the owner with the identification, solicitation of qualifications and professionals’ proposals, and selection of professional firms required for the design and entitlement of the site, project, and infrastructure.
  3. Entitlement: Represent the owner in all aspects of planning, entitlement, and processing with city, county, state, and federal agencies, including coordination with specialty consultants, legal counsel, and others. Prepare, submit, and process applications, and review with local and other agencies.

Construction Design

The development manager shall be responsible for the incorporation of the conditions of approval and owner specifications to finalize the project design criteria, the scope of work, and schedule of performance for each professional consultant; and verify/analyze permitting requirements.

The development manager will review the plans and contract documents at each phase and prepare the applications and submittal package for each agency approval. The building permit process will be monitored, and plan check corrections will be coordinated with the architect and others until a building permit is obtained.

When the plans are ready for bidding, the development manager will prepare the invitation to bid with instructions, obtain and analyze bids, develop contract documents, prepare a schedule of construction, coordinate payment of all building departments and other fees, and prepare the project for construction.

  1. Contract Preparation
  2. Plan Preparation and Design Review
  3. Scheduling

Permitting and Fee Review

Construction

Acting as the owner’s agent, the development manager shall be responsible for the continuous monitoring of every phase of the construction project with weekly project inspections, team meetings, and reports to the owner and architect. Close review with the architect, professional consultants, agencies, and deputy inspections will occur to ensure compliance with the contract documents, budget, and schedule.

  1. General Contractor and Project Bids
  2. Construction Planning
  3. Project Control
  4. Cost Control
  5. Change Orders
  6. Shop Drawings, Submittals, and Requests for Information
  7. Inspections
  8. Payments to Contractor and Consultants

Reports and Property Documents

Project Closeout

The development manager will perform a series of closeout 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 the owner, architect, and other professionals of items to be completed prior to the 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 the owner.

4. Certificate of Occupancy: Obtain a temporary and/or final certificate of occupancy.
5. Notice of Completion: In coordination with the architect, prepare the certificate of substantial completion and record the notice of completion with the 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 the absence of claims.
7. Record Drawings: Receive and review ‘record-as-built drawings’ from contractors, trade contractors, and closeout 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. Facilitate training of the owner’s staff in building systems operations.

Building Development Success