Scope and design
Translate inspections, intended use, code requirements, drawings, specifications, unit standards, building systems, exclusions, and contingencies into a complete construction scope.
From closing to occupancy
Rehabilitation & Redevelopment Delivery
For property HRED acquires or controls, execute only the repairs, rehabilitation, conversion, or redevelopment required by the approved ownership plan and then transition the asset into responsible operation.
Permits and approvals
Sequence zoning, building, environmental, historic, utility, accessibility, fire, occupancy, lender, and funding-source approvals before irreversible work begins.
Contractor selection
Use qualified, licensed, insured contractors; comparable bids; defined scopes; milestone schedules; retainage; lien waivers; insurance; and written change requirements.
Draw and cost control
Pay against verified progress, approved documentation, inspections, invoices, photographs, waivers, and source-specific requirements.
Quality and closeout
Complete punch lists, testing, certificates, warranties, training, as-built documents, inspection records, and occupancy approvals before final payment.
Operating transition
Coordinate property management, leasing, inspections, utilities, security, resident communication, maintenance, compliance, and turnover from project delivery to operations.
Construction payment principles
- No payment ahead of verified progress
- No undocumented scope change
- No final payment before closeout obligations are satisfied
- No grant or lender draw without the required evidence
- No assumption that prior incomplete work is compliant or usable
- No schedule accepted without critical approvals and long-lead risks
Publicly funded improvement work
When public resources apply, contractor selection, wage rules, environmental clearance, eligible-cost timing, inspections, reporting, and document retention may differ materially from a privately funded project.
The project team must identify these requirements before bidding, contracting, closing, or starting work.