We provide the technical capacity, relationships, and project management throughout the typical 3-4 year development process, assisting from concept through occupancy.
Project Concept Definition - assist to identify target population, finance strategy, development team, site criteria, and primary design characteristics.
Project Feasibility Analysis - assist to determine feasibility of project concept.
Coordinate with City and/or County officials regarding zoning, land use approvals, building codes, building permit-related issues, and local support.
Assist in planning and strategizing work with neighborhood groups, local organizations, and other stakeholders with an interest in the project.
Upon approval of the type, size and quality of project to be developed, gather preliminary project data and prepare: (1) a preliminary project budget, (2) financial pro forma analysis, and (3) target schedule for development.
Acquisition
Coordinate work with legal counsel, real estate broker, and funders for property acquisition.
Coordinate and obtain an "AS IS" appraisal for the project.
Coordinate interior and exterior physical inspections of any improvements existing on the property.
Prepare a tenant qualification schedule of the existing tenant base.
Review historic income and expense information of the project and prepare a summary report of those findings.
Advise on negotiation of easements and other access issues regarding the project.
Advise on procurement and evaluation of third party consultant proposals; advise on contracting with third party consultants and review of their product.
Pre-development
Assist in obtaining pre-development financing, including the preparation of applications for such financing.
Negotiate an agreement with selected Architect for design and engineering services, construction administration services, and other technical services required during the development of the project.
Solicit for professional services, review qualifications and fee proposals and make recommendations to contract with certain professional consultants to provide services in connection with the design, planning and construction of the project upon the Property.
Solicit for construction services, review qualification and fee proposals and make recommendations to contract with the General Contractor to construct the project upon the Property.
Negotiate the terms and conditions of the construction contract with the General Contractor and coordinate with the General Contractor and Architect to obtain timely permits for development of the project.
Coordinate and monitor progress of construction documents, including review of final plans and specification and recommend alternative solutions wherever design details affect construction feasibility or schedules.
Assist to obtain all necessary permits, approvals and utility contracts.
Coordinate the development of pre-qualification criteria for the selection of trade contractors and laborers in consultation with the General Contractor and Architect.
Coordinate insurance carrier(s) concerning all insurance requirements with respect to the project, including the types and amounts of insurance coverage, and assist in obtaining the appropriate required policies.
Construction Financing
Assist in obtaining interim construction financing including preparation of applications for such financing.
Assist in preparation of construction financing proposals by supplying requested information on all aspects of the proposed physical development of the building(s), including description of buildings included in project, expected development and operating expenses, status of permits and other public approvals, and building plans and specification.
Assist in negotiating and documenting the terms of any construction financing for the project.
Coordinate preparation and obtaining of items required by closing checklists issued by project construction financing sources, at project construction financing closing and final project close-out upon occupancy.
Provide all building-related documents required by project construction financing (i.e., architect & construction contracts, contract riders, permits, documentation of utility availability, plans and specifications).
Permanent Financing
Prepare and submit funding applications for all public agency capital financing needed to complete the project.
Prepare permanent financing requests for proposals for private lenders.
Assist in evaluating permanent financing proposals received from private lenders.
Assist in negotiating and documenting the terms of any permanent financing for the project.
Recommend investment criteria and an investor strategy for the marketing of federal low-income housing tax credits, historic tax credits and/or New Market Tax Credits.
Assist in selecting and negotiating an equity investment with a tax credit investor.
Coordinate preparation and obtaining of items required by closing checklists issued by project permanent financing sources, at project permanent financing closing and final project close-out upon occupancy.
Assemble all building-related documents required by project permanent financing (i.e., architect & construction contracts, contract riders, permits, documentation of utility availability, plans and specifications).
Project Management and Construction
Monitor compliance with all terms and conditions applicable to the project contained in any governmental approvals required or obtained for the lawful construction of the project, or in any insurance policy affecting or covering the construction of the project, or in any surety bond obtained in connection with the construction of the project.
Work with lenders and investors to meet contracting requirements throughout pre-development and construction. Coordinate timely implementation of construction related activities. Monitor and report progress on project development and construction.
Administer project budgets and fiscal controls, contracts and quality control provisions; participate in project cost estimating and value engineering, as appropriate.
Establish performance and delivery criteria, established in accordance with requirements and specifications.
Provide regular monitoring of the project schedule during construction, provide summary reports of such monitoring and document all changes to the project schedule.
Keep fully informed on a regular basis of the progress of the development of the project, which are of a nature generally required or expected of development managers or similar owner's representatives on similar projects.
Develop and monitor an effective system of project cost control, revise and refine the project budget, incorporate approved changes and forecast cash flow and the impact of changes as needed.
Review contracts, purchase orders, change orders and approve contractor invoices for approval and payment.
Develop and implement a system for review and processing of payments and change orders to the general contractor and other vendors, including compliance with federal, state and local wage and employment requirements.
Prepare and submit for processing and payment the monthly general draws, including reviews of each draw request from the General Contractor and other consultants and vendors that contract directly to perform services and/or supply materials to the project, as well as recommendations as to the payment of each draw request.
Monitor Prevailing Wage reporting.
Review and advise on contractor submittals, requests for information, and change proposals.
Project Close-Out
Assist in obtaining temporary and final certificates of occupancy, preparing punch list, coordinating completion of punch list items, preparing inventory of project materials and equipment.
Assist in cost certifications and project audits.
Assist and project team in transition to project start-up and operation.
