Service 03
End-To-End Management
Your fiduciary advisor throughout the construction process. Keep costs down, the schedule followed, and the quality assured — from the first site walk to the 11-month post-construction walkthrough.
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.
A full engagement covers all five phases. Bring us in at phase 01 for the strongest result — the budget decisions that matter most are made before a shovel moves.
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 & Build Cost Management
- 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.
Construction Administration
Schedule & communication
- Weekly site meetings scheduled and attended with the general contractor, with meeting minutes issued afterward. Owner attendance is encouraged but not necessary.
- Schedule monitoring, with slippage called out early rather than explained later.
- A single point of contact — you aren't fielding calls from the GC or subcontractors.
Quality assurance
- Independent quality observation at key milestones — foundation, framing, waterproofing, rough-ins, and insulation — by bringing in veteran tradesmen to verify the quality and precision of the work. Any mistakes are called out and repaired before the GC receives payment.
- RFI and submittal tracking with the architect. Sometimes the GC needs information from the architect, and sometimes those questions reveal errors or gaps in the plans. We step in to resolve issues quickly, looping you in immediately if needed — avoiding extensive delays or work completed incorrectly.
- Coordination of third-party inspections — structural, energy, blower door, and special inspections.
Cost & payment control
- Change order review. Pricing, scope legitimacy, and schedule impact are validated before you sign. Change orders arising from basic errors and omissions by the GC are not approved, while legitimate owner-driven changes are negotiated appropriately.
- Monthly pay application review against actual work in place, with lien releases verified before funds are released.
- Budget reporting to you and, where applicable, to the construction lender.
Selections & trade coordination
- Allowance and selection tracking, with deadlines so the schedule doesn't stall on material selection.
- Coordination of owner-supplied items along with appliance, AV, security, landscape, and pool trades.
Closeout & Post-Occupancy
- Punch list development and verification of completion.
- Final inspections and certificate of occupancy.
- Collection of as-builts, warranties, O&M manuals, and equipment registrations.
- Final lien waivers and final accounting reconciliation.
- An 11-month post-construction walkthrough, before the one-year warranty expires.
Already have plans and a contractor?
Phases 04 and 05 are also offered on their own as a Construction Management engagement, beginning at execution of the construction contract.