Your Project.Protected.
Independent owner's representation for business owners and developers building, buying, or leasing commercial space in Central Florida.
Flat Fee
Never a Percentage of Construction Cost
3
Phases, Each Available on Its Own
29
Years on Every Side of the Table
1
Point of Contact, Start to Finish
What We Do
An advisor whose only job is your side of it
A construction project brings together an architect, a contractor, consultants, a lender, and often a landlord or seller. Each of them is good at what they do, and each is responsible for their own scope. What's usually missing is someone whose responsibility is the whole thing, on your behalf.
That's the role we fill. We help you understand what you're buying before you commit, put the right team in place, keep the budget honest as decisions get made, and make sure the work you paid for is the work you got.
Our principal has worked every side of these projects — as a commercial broker, as a developer building his own medical office projects, and as a licensed general contractor. That range is what makes the advice useful: we've prepared the estimate, signed the lease, carried the loan, and run the job.
Phase 1 — Site Evaluation & Feasibility
What a space will really cost to build out, whether the allowance covers it, and whether it works at all. Written report, straight answer, before you commit.
Phase 2 — Design, Permitting & Bidding
Architect selection, permit coordination, and a disciplined bid process — so every contractor is pricing the same scope and the numbers mean something.
Phase 3 — Construction Administration
Every pay application and change order reviewed, the schedule tracked, and closeout managed — including the punch list everyone else abandons.
The Problem We Solve
Every project starts with a property and a number someone else produced. A landlord's tenant improvement allowance. A seller's asking price. A per-square-foot figure from a colleague who built something similar three years ago.
None of those numbers were built from your program, in that building, under this jurisdiction's code.
The real cost sits in what nobody prices until it's too late to matter. What the shell is actually missing. Whether the electrical service and mechanical capacity support your intended use. What the parking count allows you to build. Whether the site can take the stormwater. Which code triggers a change of use brings with it. On raw land, what the site work and utilities cost before a single wall goes up.
By the time a contractor is hired and can price it properly, the lease is signed or the property is bought. Whatever the gap turns out to be, it's yours.
That's the conversation we'd rather have with you before the lease is signed or the property is bought.
Why Project Management Solutions
An Advisor You Can Trust
Owner-Side Only
We don't bid your construction work — not directly, not through an affiliate, not through a preferred contractor. Your interests are the only interests we serve.
Flat Fees, Never a Percentage
Most advisors charge a percentage of what your project costs, so their fee rises when your budget does. Ours doesn't. You know what our services cost before we start.
We'll Tell You When the Answer Is No
Some spaces don't work at any price. You'll hear that in week one, not month six — even when it means the engagement ends there.
Looking at a property?
Most engagements begin with one question: does this property work, and what will it really cost? We answer it in writing, early enough to matter.