Service 02
Design & Bid Management
From raw site to a signed contract and a price you can trust. Keep the cost reasonable, the schedule met, and the quality assured — everything that has to go right before a shovel moves.
Site due diligence, first real budget, delivery strategy, team assembly.
Constructability review, milestone estimating, permitting and entitlements.
Multiple-GC bid process on a transparent, data-based cost format.
Weekly site meetings, quality verification, change orders, pay applications.
Punch list, certificate of occupancy, warranties, 11-month post-construction walkthrough.
This engagement begins before design and concludes at execution of the construction contract. Construction-phase services are covered under Construction Management.
Pre-Design & Feasibility
- Site evaluation and due diligence — soils, topography, access, utilities, easements, and setbacks.
- Preliminary budget development, and reality-checking the wish list against the number.
- Project delivery strategy — fixed price vs. cost-plus.
- Assembling and vetting the team — architect, structural and civil engineers, surveyor, geotech, interior designer, and landscape architect.
- Master schedule and cash-flow projection.
Design
- Design review and constructability input before drawings are finished.
- Milestone cost estimating at schematic, design development, and construction documents, so the budget doesn't drift.
- Value engineering when estimates come in high.
- Coordinating consultants and keeping drawing sets aligned.
- Permitting strategy, entitlements, and HOA or architectural review board submittals.
- Reviewing architect and consultant contracts for scope and fee fairness.
Bidding & Contractor Selection
- A multiple-GC bid process that positions you well for negotiation.
- Plans and project scope sent to the ERES pre-vetted contractor network — screened for license, insurance, financials, references, and similar project history. If you have a preferred GC, we add them to the mix to see where they come in relative to the competition.
- A bid format that is data-based and price-transparent. GCs are required to show their direct costs, and profit is negotiated as a separate line item.
- Target cost per square foot of $300–$800, depending on finish quality.
Typical cost per square foot by finish level
Basic yet appealing finish quality. Standard materials provide durable, cost-effective finishes.
Curated and unique finish schedule, with repeatable themes throughout the home.
Custom finishes throughout the home. Price varies with finish selection and complexity.
Scope of engagement
Where this engagement ends
Design management concludes at execution of the construction contract — you hold a permitted drawing set, a vetted general contractor, and a negotiated price.
Construction-phase services are covered separately under ERES Construction Management Services, or combined with this scope under End-To-End Management.