A construction
partner for developers.
Developers do not buy 'construction' the same way an owner-occupant does — they buy schedule certainty, GMP discipline, and a builder who can read a pro forma. We run developer engagements as either CM-at-risk (open-book with a guaranteed maximum price) or design-build, depending on the deal structure and the financing source. The construction is the same conventional Type V or podium work; the contract and reporting layer is different.
CA Lic. #1145233
“Developers are buying weekly draws against a stabilization deadline. The construction has to serve that deadline.”
What we mean by developer construction partner.
DV-01 · CM-at-risk small multifamily (5–30 units)
- Size
- Site-dependent
- All-in
- $400 – $750 / sqft
- Schedule
- 20 – 32 months build
Open-book GMP delivery with owner-controlled buyout, named subcontractors, and pre-construction budgeting locked at CDs.
DV-02 · Design-build infill
- Size
- Site-dependent
- All-in
- $420 – $750 / sqft
- Schedule
- 24 – 36 months total
Single-contract delivery for developers who prefer one accountable party. Architect, structural, MEP, Title 24, build under one fee.
DV-03 · Density-bonus / SB 423 multifamily
- Size
- Per program
- All-in
- $400 – $700 / sqft
- Schedule
- 24 – 36 months build
Preconstruction includes objective-standards review and ministerial-path verification so the entitlement clock is realistic.
DV-04 · Tear-down + rebuild for repositioning
- Size
- Per program
- All-in
- $500 – $1,000 / sqft + demo
- Schedule
- 20 – 30 months total
Replace a 1950s SFR or aging duplex with a fourplex / townhome row / small multifamily.
Real California cost ranges.
Developer projects sit inside the same per-square-foot cost bands as owner work, but the contract structure (CM-at-risk vs design-build), the financing source (bank / CDFI / LIHTC / private), and the prevailing-wage status drive variance. Soft costs are typically 14–22% of hard-cost subtotal depending on entitlement complexity.
Contract structure
CM-at-risk with GMP: owner controls buyout, sees every subcontract; small premium over fixed-price. Design-build: single-source accountability; bundled fee.
Off-site + civil
Sidewalk, ramps, utility trench, storm-water, transformer — $150k–$1M depending on parcel and city. Critical to scope at feasibility.
Prevailing wage
When applicable (public funding, local ordinance, certain unit-count thresholds), prevailing wage adds 15–30% to labor cost. Confirm at feasibility.
Fire / life safety
NFPA 13R sprinklers, alarm per NFPA 72, emergency egress lighting. $4–$8/sqft of building.
Title 24 + CALGreen
Heat pumps, PV per CEC 2022, battery readiness, EVCS. $35–$80/sqft above 2019-code.
Soft costs + financing
14–22% of hard cost. Construction loan interest reserve, lender inspections, owner's rep, legal.
The permit path.
Developer projects follow the same permit path as owner projects — building permit, MEP, fire, Title 24, CALGreen, civil, off-site improvements. The reporting layer is different: we run weekly schedule reports, monthly budget reconciliation, draw-package preparation for the construction lender, and a published change-order protocol against the GMP.
- Building permit (architectural + structural)
- MEP permits
- Fire sprinkler + alarm permits
- Title 24 energy compliance
- CALGreen worksheet
- Accessibility plan review
- EVCS provisioning
- Civil engineering + off-site improvements
- Density bonus / SB 423 determination (when applicable)
- Lender-required reports + draw inspections
How California code shapes the work.
California developer projects are governed by CBC, Title 24, CALGreen, Subdivision Map Act (when applicable), Density Bonus Law, SB 423, locally-adopted amendments, and any project-specific public funding or affordability covenants. Prevailing wage and Davis-Bacon (federal funds) apply project-specifically.
What the schedule actually looks like.
- Step 018 – 16 weeks
Preconstruction + GMP estimate
Open-book budgeting against developer pro forma. Trade scopes drafted.
- Step 026 – 12 weeks
Buyout + subcontract award
Owner-witnessed bid review per scope. GMP locks.
- Step 036 – 14 weeks
Mobilization + sitework
Grading, civil, utilities, transformer.
- Step 0414 – 32 weeks
Foundation + structure
Podium pour (if applicable), then Type V framing.
- Step 0528 – 50 weeks
MEP + finishes
Per-unit MEP, fire / alarm, finishes, common areas.
- Step 068 – 16 weeks
Punch + stabilization handoff
Per-unit final inspections, leasing coordination, lender certificate.
How we run this work.
Developer engagements start with a preconstruction agreement — paid scope, fixed deliverables (constructibility review, value-engineering log, schedule risk register, GMP estimate at 100% CDs). The preconstruction work is independent of the GC contract; if the deal does not pencil at GMP, the project does not proceed and we close out preconstruction.
GMP locks at construction documents with owner-witnessed buyout. Every subcontract is open-book; the owner sees the bid log, the award rationale, and the contingency assumptions. Change orders against the GMP are priced against the locked subcontracts.
Construction reporting is weekly: schedule update, two-week look-ahead, RFI log, change-order log, draw-package status. Monthly: budget reconciliation against GMP, contingency burn report, lender inspection coordination. Owners and lenders never have to ask for a status; it comes to them.
Frequently asked.
- What is the difference between CM-at-risk and design-build for developers?
- CM-at-risk: owner hires architect separately, hires CM with a guaranteed maximum price contract, CM does open-book buyout of subcontractors with owner participation. Design-build: single contract for architecture + engineering + construction; less owner participation, more single-source accountability. Most California developer projects with construction loans run CM-at-risk.
- What is a GMP and how is it locked?
- Guaranteed Maximum Price — the CM agrees that total project cost will not exceed an agreed maximum, with savings shared between owner and CM per contract. GMP typically locks at construction documents (95%+ complete) with named subcontractors. Owner-side change orders increase the GMP; CM-side cost overruns absorb into the CM's fee.
- Will you work with our outside architect?
- Yes — CM-at-risk delivery is structured around an outside architect. We participate in design coordination during DD and CDs but do not own the design contract.
- How do you handle prevailing wage?
- On prevailing-wage projects we use prevailing-wage signatory subcontractors and report payroll certifications per California Labor Code and federal Davis-Bacon (when applicable). Prevailing wage is identified at feasibility so the labor cost is in the GMP from day one.
- What reporting do you provide for the construction lender?
- Weekly schedule reports, monthly draw packages aligned to lender format, monthly budget reconciliation, contingency burn report, RFI / change-order logs, and accompanying lender's inspector on monthly walks. Most California construction lenders accept our draw-package format without modification.
- What is your fee structure?
- CM-at-risk: pre-construction fee (paid scope) + CM fee on construction (typically 3–6% of hard cost) + general conditions (cost-reimbursable per published schedule). Design-build: bundled fee at 14–22% of hard cost depending on depth. Both structures are documented before contract execution.
- Have you completed projects under LIHTC or affordable financing?
- Affordability projects (LIHTC, MHP, AHSC, local affordable funds) require prevailing wage, specific reporting, and compliance with the financing program's construction standards. We have the systems for this work; we confirm program-specific requirements at feasibility.
Start with a feasibility memo.
Tell us about the parcel and the program. We'll come back with a written feasibility memo before any design work starts.
Want a real number for your Developer Construction Partner job?
- We open the books on similar jobs from the last 24 months
- Hand-built estimate, not a software auto-quote
- Includes permits, finishes, and the boring stuff
3-day turnaround · Free