CORE is a trusted partner in the development industry, specializing in development services, project management, owner’s representation, feasibility studies, assistance with financing, tenant coordination, lender inspection services and design and construction management. CORE takes a unique quality-driven perspective for owner’s representation services to clients.
With experience throughout the US, we can assist no matter where your project is located.
DEVELOPMENT SERVICES
Project creep. Budget overruns. Missed deadlines. All are very real factors in the development industry and each can be a deathblow to a project coming in on time and within budget.
CORE’s Development Management services ensure that your project stays ahead of the curve. We manage each phase of construction from feasibility studies, financing, pre-planning, budgeting and scheduling, to design, bid, and award, and wrapping up through contract administration, construction, and move-in. CORE’s highly professional and passionate work ethic is unrivaled in the quality of services, execution of work, and exceptional value we provide. This is one of the many reasons out clients continually choose to refer CORE to associates and prospects.
CORE can be your single point of contact for all your development needs.
PROGRAM MANAGEMENT
The devil is in the detail. We get it. At CORE we embrace the science of digging in to the grit and paying attention to even the smallest of details. We give you confidence that your project is being managed through every single phase from preliminary feasibility studies, Pro forma / budget analysis, financing, planning and zoning, to completed construction and post opening operation.
OWNER’S REPRESENTATION + PROJECT OVERSIGHT
As an owner you are pulled in multiple directions daily. We are here for you. Let us manage the day-to-day to keep you doing what you do best. CORE will manage the daily challenges that arise, mitigate risk, and help bring your project to a close on time and within budget. CORE offers a full array of services including scheduling, budgeting, feasibility studies, re-zoning assistance, due diligence work with financing and loan closings, bid assistance, contract evaluation, and change order pricing and review. If you have a specific goal that you need assistance with, we can work with you to define a project scope. You can trust us to make timely and informed decisions to not only meet and often times exceed your project expectations
DESIGN / CONSTRUCTION / PROJECT MANAGEMENT
CORE is a proven partner, acting as your own in-house construction manager delivering projects on time and on budget. We have managed design / builds on everything from office buildings, outlet retail and restaurants, healthcare facilities, warehouses and distribution facilities, to urban mixed-use development projects and historic preservation renovations.
Our goal is to consistently provide you a higher project value than the traditional design- bid-build method. CORE will manage every aspect of your build from concept to well past your grand opening. Our experienced team has proven processes and systems in place that keep your project moving forward smoothly ensuring maximum efficiency. CORE will manage the schedule and costs while delivering your build on time and within your budget to the highest standard of quality.
FEASIBILITY STUDIES
CORE helps its partners figure out the most economical way to develop a project for the best return on your investment. Many developers make the mistake of proceeding with a project before they have completed the proper feasibility studies, then wonder why the project lost money. CORE can help avoid this pitfall by figuring the best use for the property while it is under contract and before closing so there is very little money lost if there are issues that produce poor ROI. By analyzing a project early on, we help you save both time and money.
CORE can help you develop a project if you have the capital but need development expertise and adequate time to devote to the management.
We have relationships with Economic Development Agencies and other quasi-governmental agencies and know how to work with them to help find tax abatements or “free-money” opportunities for infrastructure to hit the returns you need for investors and financing.
Have questions about whether it is it best to lease, own or develop a site build – to – suit? A good feasibility study will help illustrate which option is best so you can make an educated decision. We will help you figure out the most economical financing alternative that fits your needs and budget.
LENDER INSPECTION SERVICES
In today’s tight credit environment, securing financing takes time, preparation, and clear communication. Rarely does a lending institution have a staff with the experience and expertise necessary to evaluate all stages of a development (due diligence, design, permitting and construction) to ensure a project is being completed on budget, time and to specifications. At CORE, our years of construction-related work experience, lends us the ability to work closely with the entire development team; lender, owners, designers and contractors, to meet the unique needs of each lending institution providing the critical facts financial officers need throughout all phases of a development.
CORE will customize services to fulfill your individual needs. Considered the “lite” version to our Program Management and Reporting services, CORE’s years of experience providing construction services to assist financial institutions with projects of any size. We will create an individual plan to satisfy all requirements needed in a thoughtful and timely manner.
When the right team is involved lenders perceive less risk. CORE’s work starts before construction even begins reviewing all constructions plans, specifications, contracts, schedules, licenses, zoning, permits, and the budget. We offer line item verification and provide comprehensive invoice verification throughout the entire construction process.
MONTHLY SITE INSPECTION AND PAYMENT APPLICATION REVIEW
CORE’s passion is ensuring you, our client’s, success through monthly site visits. With our customized reporting system we will provide details on the status of the project, quality of workmanship, and adherence to budget and schedules.
Our goal is to continue to provide timely data and to proactively mitigate any risk in an effort to safeguard the lender and from any possible costly mistakes, schedule delays and legal battles.
Site Inspection Checklist
- Project completion dates updated
- Change orders reviewed
- Cost vs Budget comparison reports
- Payment recommendations
- Safety checks
- Progress photos
- Monthly inspection report provided to lender and our client
CLOSE-OUT REVIEW AND TAKEOUT FINANCING AUDIT
To ensure your project is completed prior to the release of final funding, CORE will review final project close-out documentation including:
- Architect’s Certificate of Substantial Completion
- Recorded Notice of Completion
- Permanent Certificate of Occupancy
- Punch list completion
- Final lien waiver reconciliation
- Appropriate title policy endorsements
- Final pay application reviews
- Property management hand over
TENANT COORDINATION SERVICES
CORE provides construction exhibit feedback directly to the leasing team and legal consultants. During this period, we build a solid foundation between all parties, establishing a cohesive and collaborative working rapport. Our efforts focus on establishing contact with each tenant design team and outlining project timelines, especially relative to tight submission deadlines. CORE’s work doesn’t stop when the lease is signed. Our standard design review includes preliminary and final review phases, providing tenants with guidance and direction on how to expedite their required governing-agency approvals and permits.
PRE-DEVELOPMENT SERVICES
Creating the resources necessary to educate and inform tenants is paramount to a successful grand opening. To ensure the success of your project from inception to completion, CORE provides a customized Tenant Introduction Package (TIP), a Tenant Coordination Report (TCR) and a Design, Construction, Rules and Regulations Manual. Tenants are provided every resource imaginable in order to make sure their creative vision falls in line with the overall guidelines set forth by the Owner.
POST-DEVELOPMENT SERVICES
We are proud of our proactive role in streamlining the permit process. We cultivate relationships early-on with Building Departments, Plans Examiners and Field Inspectors, which allows us to quickly and efficiently get permits approved.
As the grand opening nears, we provide an on-site team of professionals. This process includes oversight of the construction progress of all tenant stores and facilitates and confirms compliance with approved tenant plans. Our team conducts a walk-thru of each space and reports any milestones, construction deficiencies, schedule deviations and other significant field observations. In addition, we handle all punch-list and closeout procedures, freeing up your time to handle other business matters.
| TENNANT COORDINATION | PRE-DEVELOPMENT | CONSTRUCTION SERVICES |
| Review and approve tenant drawings. Provide architectural and engineering guidance, and sensitively resolve design issues | Define scope of landlord work and negotiate costs with tenant for premises above existing or shell condition | Create, publish, and maintain lease plan, tracking logs, manuals and project criteria |
| Monitor and track tenant construction in accordance with lease agreement | Issue work orders to the base building contractor for leasing related changes after owner approval | Document tenant code and permit procedures |
| Resolve disputes and discrepancies during design and construction between tenant plans and landlord | Review and comment on standard lease and relevant exhibits | Coordinate tenant permitting and inspection with local government |
| Consult with legal and leasing team on tenant negotiations | Prepare detailed punch lists and process tenant allowances to close each tenant project |
