Services · Five-Phase Engagement

The complete engagement, broken down phase by phase.

Every project moves through the same five phases. Each one has defined inputs, activities, deliverables, and a clear exit point. This page lays out exactly what’s included at each step.

01
Phase One
When Pre-LOI through lease execution

Site Evaluation & Lease Review

The first work on every project, and the highest-leverage. Identify whether a candidate site can support the concept, surface capacity and code concerns before LOI, and negotiate construction-related lease terms while you still have leverage with the landlord.

Key Activities
  • Site Feasibility Review Capacity analysis, MEP review, structural shell assessment, ADA compliance, and code path verification against concept requirements.
  • Lease & Work Letter Review Construction-side review of LOI, lease, and work letter language. Identify vague delivery terms, hidden cost transfers, and uncommitted upgrades.
  • Landlord & Property Manager Coordination Direct negotiation of construction-related terms including capacity upgrades, condenser placement, roof access, after-hours work, and structural modifications.
Deliverables
  • Written Site Feasibility Assessment
  • Risk register with cost-to-make-work range
  • Go / No-Go / Negotiate recommendation
  • Lease & Work Letter Review report
  • Landlord coordination documentation
Not Included
  • On-site physical inspection
  • Environmental assessments
  • Structural engineering analysis
  • Lease financial term negotiation
02
Phase Two
When Lease execution through IFC drawings

Design Coordination

Active engagement with your architect and engineer of record through the full design process. Catch constructability issues before they become problems on site, verify brand standards, and keep the code path clear.

Key Activities
  • Design Team Coordination Direct engagement with Architect of Record, Engineer of Record, and any specialty consultants throughout design development.
  • Drawing Reviews at SD, DD, and CD Milestones Written reviews returned to the design team at each progress submission, tracked through resolution.
  • MEP Coordination Review Electrical capacity, panel scheduling, mechanical sizing, plumbing routing, and code-required clearances.
  • Constructability & Brand Compliance Verification against actual site conditions and brand standards. Code path review at the AHJ application level.
Deliverables
  • Written drawing reviews at each milestone
  • Coordination log of comments and resolutions
  • Final IFC drawings verified for completeness
Not Included
  • Production of architectural or MEP drawings
  • Drawing stamping or sealing
  • Assumption of design liability
03
Phase Three
When IFC drawings through construction contract execution

GC Selection & Bidding

The most front-loaded phase of the engagement. Pencil-on-paper work, real time, every day. A bad GC bid costs six figures on a small project. A thoroughly scrutinized one prevents that, and produces the documented record needed to hold the GC accountable to what they bid. Bidding and permit coordination run concurrently to keep schedule moving.

Key Activities
  • GC Qualification & Outreach Identify and qualify GCs based on references, capacity, and franchise rollout experience. I prefer to work with GCs I’ve vetted directly. For franchisors that require an open competitive pool, I’ll support that process as well.
  • Bid Package Preparation Complete bid package assembly, including IFC drawings, brand standards, site-specific conditions, scope-of-work narrative, and bidder acknowledgment questionnaire.
  • Bid Scrutiny & Clarification The most important work in this phase. Every returned bid is analyzed line by line. Discrepancies, vague exclusions, missing scope, and suspiciously low line items are flagged and pushed back on the GC in writing and on calls. Multiple rounds of clarification are documented and required to be attached to the GC’s contract as part of the bid record.
  • Bid Protection & Accountability The goal is a complete, transparent bid the GC is held to. No bid is perfect, and legitimate site-specific issues will arise. But low-ball bids designed to be recovered through change orders get caught here, before they become contracts. The documented clarification record is what makes change order disputes winnable.
  • Permit Coordination Engagement of vetted permit expediter, AHJ communication management, plan revision coordination, permit timeline tracking through issuance.
  • GC Selection & Recommendation Written analysis presenting recommended GC with reasoning. GC Award Letter issued to selected bidder.
  • Construction Contract Scope Review Review of construction contract scope alignment with awarded bid and the documented clarification record. Contract execution support.
Deliverables
  • Complete Bid Package issued to qualified bidders
  • Documented bid clarification record
  • Bid Analysis Report with line-by-line review
  • GC selection recommendation memo
  • GC Award Letter
  • Contract scope review summary
  • Issued building permit (via expediter)
Not Included
  • Permit, impact, and expediter fees
  • Legal review of GC contract
04
Phase Four
When Construction contract execution through substantial completion

Construction Management

The longest phase of the engagement. The work shifts from pencil-on-paper to meetings, decisions, and accountability. Things come up. The discipline is staying on top of them, not chasing them after the fact. Delivered remotely with real-time video walks at critical inspection moments.

Key Activities
  • Weekly Progress Meetings Virtual meetings via Microsoft Teams with GC, design team, and ownership. Documented meeting minutes.
  • RFI & Submittal Review Owner-side response coordination, tracking through resolution. Submittal review and approval routing.
  • Rough-In & Final Inspection Coverage Real-time video walkthrough with the GC’s superintendent on camera at rough-in and final inspection. I direct what gets captured. Issues get caught before they get covered.
  • Change Order Review Routine change order review including scope verification and cost reasonableness check, cross-checked against the documented bid clarification record from Phase 3 (substantial change order analysis billed separately).
  • Pay Application Review Verification that work claimed has been performed. Recommendation to client whether to release payment.
  • Punch List Development & Tracking Punch list issued at substantial completion walkthrough. Each item tracked through documented completion before final draw is recommended.
  • Schedule & Issue Tracking Milestone monitoring, slippage escalation, written weekly progress reports, issue documentation through resolution.
  • SBA / TI Loan Coordination Draw documentation support, lender Q&A coordination, TI allowance compliance.
Deliverables
  • Weekly written progress reports
  • RFI log maintained current
  • Submittal log maintained current
  • Change order analysis on each change
  • Pay application review memos
  • Inspection coverage documentation
  • Punch list with tracked completion
  • Issue documentation and resolution records
Not Included
  • Physical on-site presence (scoped separately)
  • Substantial change order analysis (billed hourly)
  • Direct supervision of trades
  • Site safety oversight (GC responsibility)
05
Phase Five
When Substantial completion through final closeout

Closeout & Handover

Procedural but critical work. Verify the project actually meets the contract, collect the documentation that protects you in years two and three, and hand the project off cleanly.

Key Activities
  • Punch List Verification Track each item through completion with documented verification.
  • Warranty & O&M Documentation Collection Collect from GC and trade subcontractors. Organize for handover.
  • Lien Waiver Coordination Unconditional final waivers from GC and all major subcontractors.
  • Final Pay Application Review Final draw recommendation memo to client.
  • Engagement Closeout Summary Documented lessons learned and items for future-project reference.
Deliverables
  • Verified punch list completion record
  • Organized warranty and O&M packet
  • Collected and verified lien waivers
  • Final draw recommendation memo
  • Engagement closeout summary
Not Included
  • Post-completion warranty enforcement
  • Complex TI allowance reconciliation

The complete engagement at a glance.

Phase Name Project Window
01 Site Evaluation & Lease Review Pre-LOI through lease execution
02 Design Coordination Lease execution through IFC
03 GC Selection & Bidding IFC through construction contract
04 Construction Management Through substantial completion
05 Closeout & Handover Through final closeout

Ready to walk through your project?

Discovery calls are free and direct. Bring a site, a lease, a set of drawings, or just a problem you’re trying to think through.

Start a Conversation