Five phases. One team. The capital and the execution, together.

Diligence

Path to approval and costs, before capital is committed to predevelopment. We determine how the project gets approved, complete the diligence on compliance, soft costs and hard costs, map everyone with a say over the property, and line up who should design it. Everything done here sets up what happens next.

• One intake, so the owner, Grex and every firm work from the same facts, followed by a gap analysis of what is missing and who has to provide it
• Our own research on the ordinance, design standards and compliance requirements. Current zoning decides the route: design and submit, special use permit, variance or rezone
• Every entitlement and permit the project needs, listed, with what each one requires the property to be designed to
• Everyone with jurisdiction or a say over the property mapped, utilities included, with each one's review time and construction lead time feeding the schedule
• Concept layouts tested on the actual parcel before a licensed design professional is hired
• A cost basis for approvals and construction, with every number labeled by where it came from. Early figures are a basis for decisions, not a price
• Architects, engineers, surveyors and consultants qualified on experience, capacity, reputation, cost and local relationships, with predevelopment proposals in hand
• Highest and best use, and whether the project fits the owner's intended use, stated plainly

Predevelopment

Plans move from concept to fully approved. The design team starts on day one with our basis package: how the project gets approved and exactly what has to be designed. Their fee goes to design, not to research.

• The basis package on day one: the approval path, the rules the design has to meet, site constraints, easements, the utility map and the unit-count basis
• Design and cost run together. Once plans carry measurable quantities, typically by design development, we estimate from a takeoff, so design decisions are made with their cost known
• For manufactured and modular projects, plans developed around the homes being placed, worked directly with the manufacturer
• Pre-application meetings with the staff and boards who will review the project
• The submission package and narrative, and representation of the owner before planning commissions and councils
• Conditions of approval tracked through satisfaction, local and state

Preconstruction

Runs alongside predevelopment once plans are detailed enough to price. The budget is set before bids, the market is tested on complete plans, and the project reaches construction-ready.

• Contractor qualification, started while approvals are still moving
• The Control Budget, set after construction documents and before bids, approved by the owner and accepted by the lender
• Bid documents on a Grex schedule of values with a quantity schedule, so every bidder prices the same thing
• Hard bids only on complete plans. Bids leveled on scope before price, because a blank line is not a zero
• Best and final offers and an award recommendation, with recommended owner-side contract terms, for the owner's decision
• The Control Budget revised to the executed contract. Both are kept, and the difference is the procurement savings
• In parallel: construction permits, home orders and production slots, owner-furnished items, utility construction scheduling, the lender package, insurance and bonds
• The draw process set up with title or the lender before work starts

Construction

Every claim of progress checked against what the site shows, every dollar tracked to proof, every delay on the record, and the owner updated every week.

• One schedule of record, held by Grex. The contractor's schedule merged in, the baseline never overwritten, a three-week lookahead every week
• Fixed cameras from the first day of construction, with drone and 360 capture on a set cadence
• Pay applications checked against the site record. Sworn statements and lien waivers collected, and draws run through title
• Change orders priced against the schedule and the budget before they reach the owner
• Homes and owner-furnished items sequenced with the plant and the site, with qualified, licensed crews brought in
• Weekly owner updates, and anything major the day it happens

Closeout

Punch, certificate of occupancy, the final accounting and turnover to operations, and the record that makes the next project faster.

• Punch list and certificate of occupancy
• Final cost reconciled against the Control Budget, with retainage, final waivers and the last draw closed
• Warranties, closeout documents and, for manufactured homes, titling, handed to the operator