Fixed-fee study
A defined feasibility or second-opinion engagement, typically two to four weeks, priced as a flat fee agreed in advance. No obligation to continue.
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Our Services
Six disciplines that cover a property from the first feasibility question to the ninety-day post-occupancy walkthrough.
Service 1
Property Development
We originate, entitle and deliver ground-up residential and mixed-use buildings, either on our own account or on behalf of an owner who holds the land.
What it covers
- Site evaluation, zoning analysis and highest-and-best-use study
- Acquisition due diligence support and seller negotiation input
- Pro forma modelling, sources-and-uses and sensitivity testing
- Design team selection and management through construction documents
- Entitlement and permitting: BPDA Article 80, ISD, Zoning Board of Appeal, conservation and licensing boards
- Community process, abutter meetings and neighbourhood association engagement
- Construction delivery, lease-up or sales coordination and stabilisation
What you receive
- A written feasibility memorandum with named assumptions
- A phased development budget and cash-flow schedule
- A permitting roadmap with realistic authority timelines
- Monthly owner reporting through construction and closeout
Service 2
Construction Management
For owners who already control the project, we run the build: procurement, cost control, coordination and closeout, with your interests as the only ones on the table.
What it covers
- Constructability and value-engineering review before bidding
- Competitive trade bidding with a published bid tabulation
- Contract structuring: lump sum, GMP or cost-plus with a stated fee
- Site supervision, safety oversight and daily reporting
- RFI, submittal and change-order administration
- Payment application review against verified in-place work
- Punch list management, commissioning support and warranty handover
What you receive
- A resource-loaded baseline schedule updated weekly
- An open-book cost report issued monthly
- A complete closeout package: as-builts, warranties, O&M manuals
- Ninety days of post-occupancy support written into the contract
Service 3
Renovation & Restoration
Boston's housing stock is old, and most of it is worth keeping. We do gut renovations, triple-decker conversions and careful restoration of nineteenth-century masonry.
What it covers
- Existing conditions survey, structural assessment and hazardous materials screening
- Code-compliance upgrades: egress, fire separation, sprinkler and accessibility
- Envelope repair: masonry repointing, window replacement, roofing and insulation
- Full mechanical, electrical and plumbing replacement
- Unit reconfiguration and additional dwelling unit creation
- Historic-district and Landmarks Commission coordination where applicable
- Phased work programmes for buildings that stay partially occupied
What you receive
- A condition report with photographs and prioritised repair schedule
- A line-item renovation budget separating must-do from should-do
- A phasing plan that protects rental income where units stay occupied
- Documented sign-off at each inspection milestone
Service 4
Feasibility & Consulting
Sometimes the most valuable thing we can sell you is a clear no. Our feasibility work is paid, independent, and delivered before you are committed to anything.
What it covers
- Highest and best use analysis against current zoning and overlays
- Hard cost, soft cost and carrying cost modelling
- Rent, absorption and exit assumptions benchmarked to comparable stock
- Schedule modelling including realistic permitting duration
- Risk register: site conditions, utilities, abutters, code triggers, market timing
- Second-opinion review of a budget or schedule prepared by another party
What you receive
- A feasibility memorandum you can hand to a lender or partner
- A working cost model with editable assumptions
- A written recommendation: proceed, restructure or walk away
Service 5
Owner's Representation
You have an architect and a general contractor. What you do not have is someone whose only job is to protect your money and your calendar. That is this service.
What it covers
- Review and negotiation support on AIA and custom construction contracts
- Independent verification of pay applications and change orders
- Attendance at OAC meetings as your representative
- Schedule and cost forecasting independent of the contractor's report
- Quality and specification-compliance inspections
- Dispute documentation and claim-avoidance record keeping
What you receive
- An independent monthly owner report
- Reviewed and annotated pay applications before you sign
- A maintained decision log and correspondence record
- Escalation flags raised early, in writing
Service 6
Energy & Compliance
Massachusetts energy and accessibility requirements have moved quickly. Getting them wrong at design stage is expensive; getting them right unlocks real incentive money.
What it covers
- Stretch Energy Code and Specialized Code pathway selection
- HERS rating coordination and blower-door testing
- Heat pump and full-electrification design review
- Mass Save and utility incentive application support
- Accessibility review under 521 CMR and the ADA Standards
- Solar-ready and EV-ready infrastructure planning
What you receive
- A compliance pathway memo issued at schematic design
- An incentive capture schedule with application deadlines
- Documented test results and certificates at closeout
Engagement models
Three ways to work with us
Percentage of cost
Construction management and owner's representation are usually engaged as a stated percentage of construction cost, disclosed at contract and never marked up mid-project.
Development partnership
On select ground-up projects we co-invest alongside the owner or land partner. Terms are negotiated case by case and always documented before work begins.
Not sure which service you need?
Most owners are not, at the start. Describe the situation and we will tell you which of the six actually applies — or that none of them do.