Weekly progress meetings
With board representatives, the manager, the contractor, and the on-site team. Minutes distributed to every attendee, so the whole project runs on one written record.
Your contractor builds it. We compare what is built and billed against the contract documents.
On an eight-figure restoration, the drawings are one part of the job. The rest is a third-party professional at the table throughout construction, comparing what is being built and billed against the contract documents, and documenting all of it. That is Contract Administration. It is how the association stays informed about the work it is paying for.
What we do between notice to proceed and final payment.
Construction Observations
Site visits at regular intervals with written reports and photo documentation. We observe the work in place, compare it against the contract documents, verify quantities of unit-cost and allowance work, and perform the field testing critical to verifying Code compliance. Required structural inspections are performed and signed as required by the Authority Having Jurisdiction.
Submittals, pay applications, lien releases
We review what the contractor proposes to install, evaluate payment against quantities in place, and review lien releases so the association pays for completed work and vendors get paid.
Closeout, complete
Punch lists, a Certificate of Substantial Completion, warranties, record documents, maintenance schedules, and testing reports, delivered as one package the association keeps for the life of the building.
The level of involvement is based solely on what the association needs, is negotiable, and is agreed before construction starts. Our Mobile Command Center can be parked on the job site, which reduces travel time and keeps the team on site Monday through Friday.
Why a third party matters.
The contractor works for the project. We work for you. As an objective owner's representative, we have one interest: that construction is performed in accordance with the plans, specifications, and contract documents your association approved. When quantities, schedules, or quality drift, you hear it from us first, in writing, with photographs.
Related · Tides at TOPS'L · Emerald Towers West · One Beach Club Drive
Every observation visit produces a dated field report with photographs, a punch position, and a written recommendation on payment. The association keeps the record.
What Contract Administration puts in your file
Related projects
Projects where we administered the construction.
Emerald Towers West
Okaloosa Island
Exterior restoration, Continuing Engineering Services, roof replacement, Contract Administration.
Shoreline Towers
Destin
Exterior restoration across three twelve-story towers and ten townhomes, condition survey through closeout.
Who carries this work
Licensed and credentialed in contract administration
Next step
Bring us in before the bid.
The earlier the engineer is at the table, the more the contract documents can do.