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Our process
How we work, phase by phase
Six phases. Each ends with something in writing. Bring us in at the start, or mid-build if the job is already moving.
The six phases
From first call to final release
You make the big decisions. We do the work around them.
- 01
Consult and assess
We walk the property, read the plans, the budget and any contracts, and tell you plainly where the risks are.
Risk readWritten proposal - 02
Plan and design
We bring in and manage the architect, designer and engineers. We set the budget and check the design can be built for it before the drawings are final.
Budget and cost planDesign scheduleConsultant agreements - 03
Permits and approvals
We list every approval the job needs: building permits, design review, historic, HOA or condo boards. We prepare the package and present it.
Approval roadmapBoard packagePermit tracker - 04
Bid and negotiate
We vet contractors, send them all the same bid package, compare the bids line by line and negotiate the price and the contract.
Bid comparisonNegotiated contractItemized price breakdown - 05
Build and control
We run the owner meetings, check every contractor bill (pay application) against the work on site, review every change order, track the schedule and walk the job for quality.
Weekly owner reportPayment review memosChange-order logDecision log - 06
Close and turn over
We see the punch list finished and collect the certificate of occupancy, warranties, as-built drawings, manuals and final lien releases. The amount held back from the contractor is released when everything is done.
Punch listCloseout binderFinal releases
During construction
What a normal week looks like
We see the work in place, check quality against the drawings and specifications, and photograph progress.
Owner, architect and contractor at one table. We keep minutes and assign every open issue to someone.
We track the contractor’s questions, material approvals, change orders and decisions so nothing gets lost.
A written summary: progress, budget, schedule, risks and the decisions we need from you.
Fees
How we charge
You pay us a flat monthly retainer or a percentage of construction value, whichever fits the project. You get a written proposal after the first consultation. We take no markups and no payments from contractors or suppliers.
When to bring us in
- 01Before you buy the property: feasibility and budget
- 02While the design is being drawn: the best time to control cost
- 03Before you pick a contractor: bidding and negotiation
- 04Before you sign the contract: terms that protect you
- 05Mid-build: payments, change orders and schedule control
- 06When it’s gone wrong: 72-hour Project Recovery
What happens after I reach out?
We reply within one business day and set up a free consultation. If it’s a fit, we send a written proposal and start once it is signed.
How often will I hear from you?
Every week, in a written report with photos, budget, schedule and decisions needed. We call in between when something needs you.
How much of my time will this take?
Much less than running it yourself. Most owners read the weekly report, join a regular meeting and make the decisions only they can make.
Can you work with a contractor or architect I’ve already hired?
Yes. We review the contracts, budget and schedule first, then set up the reporting and controls the project needs.
Who will I work with?
Osher Dyce, our founder and principal, oversees every project. As the firm grows, project managers on his team handle day-to-day work under his direction.
Can you sign or approve things on my behalf?
Only within the authority you give us in writing. Many owners let us approve no-cost field clarifications, and anything affecting price, time or design comes to them with our recommendation.
Start a project
Tell us about your project
We’ll review it with you and send a written proposal. The first consultation is free.
- A 30-minute call with Osher about your project
- An honest opinion, even if you decide not to hire us
- A written proposal: flat monthly retainer or a percentage of construction value