An Owner’s Rep is a third party who represents an owner’s interest throughout the course of a construction project.

LIGHTBULB STAGE

This is where we discuss the big ideas and big issues. The goals, plans, dreams, and schemes. We ask ourselves to define the project’s purpose, the company’s near and long-term objectives, the owner’s wants and needs and establish who from the organization will be on the owner’s team. We look at the company’s available resources, their potential growth, and assess the project’s potential impact on the community. Usually composed of numerous meetings and calls between the Owner and Bespoke, this is the point at which we establish what the customer WANTS.

• Defining the purpose of the project
• Defining objectives (business/community/financial)
• Defining your business and needs
• Defining resources (time, financial, site, people, etc)
• Defining the Owner’s team

CLARIFICATION AND DUE DILIGENCE STAGE

This is the stage of clarity. At this point, we begin to nail down some of the finer details. We establish the presence and separation of funds and enlist the consultants necessary to examine the project’s feasibility if needed and design the project. We dive down the rabbit hole of potential budgets, determine the best way to deliver the project for the owner, review zoning, determine the owner’s desired timeline, and even establish the final OR controls to be put in place for/by Bespoke. This is the stage at which we define the early client NEEDS.

• Directs the owner to come to this stage with all funding/financials in order
• A feasibility study by third party service (if requested by the owner; not a service of Bespoke Alliances)
• Deduce the owner’s timeline (an estimate of need from the owner)
• Develop/attain the approval of OR control
• Establish Client OR/PM database
• Municipal/State Coordination & Zoning Review
• Develop an initial program
• Preliminary Budget Estimate
• Assemble the Design Team
• Project Delivery Method (Design-Bid-Build DBB, Construction Management At-Risk CMAR, Design-Build (DB), Integrated Project Delivery (IPD), Job Order Contracting (JOC), Multiple Award Task Order Contract (MATOC)
• Preliminary site, structural, chemical, mechanical, soil, or other evaluations (extra service by third parties)

DESIGN STAGE

This is the stage where creativity and reality come together. This is the moment, for many Owners, when things start to become a bit more real. The team has recently grown and expanded. There are now Architects, Engineers, Interior Designers, Codes officials, equipment companies, and a myriad of other consultants and information that Bespoke Alliances will manage to help deliver to you a final design that fits your expectations and organization for years to come.

• Review designs to ensure the owner’s needs and expectations are met
• Participate in regularly scheduled design meetings to review and communicate changes
• Ensure the Design team has reviewed design documents with appropriate code consultants and enforcement representatives to ensure compliance.
• Engage appropriate consultants to generate furniture and equipment plans/reviews
• Work with the design team to develop RFPs for the general contractor and consultants

PRE-CONSTRUCTION STAGE

Is a bit of an interim stage, but important nonetheless. If a contractor hasn’t been previously selected, this is the stage at which an RfP is issued and the Design team and Bespoke determine what company will be best suited to build your project based on experience, quality, and price. We will also take a deep dive into the contract documents to determine if there are any opportunities for value engineering or if anything needs to be added.  Bespoke also works alongside your real estate professional and the design team to ensure all public and government approvals are handled and complete.

• Assist the Design team in contractor selection after issuance of RfP
• Negotiate construction cost with the design team and contractor
• Assess opportunities for value engineering suggestions or additions to
• Manage the owner’s expectations and project budget
• Review all pertinent documents with the legal team
• Work with the design team to garner public and government approvals
• Finalize schedule

CONSTRUCTION STAGE

Is the stage where the owner begins to really see the fruits of the team’s labor. On behalf of your organization, Bespoke Alliances can execute the contracts needed to start work and get earth, timber, and steel moving. During this process, the design team moves into a secondary role and the GC becomes the star of the show in the actual construction of your project. This is also where Bespoke’s expertise becomes even more important. As the contractor begins to execute the project’s final design, things can and will happen. Disputes, addendums, missed milestones, and even safety issues are all able to throw off the intended budget, timeline, and quality of the project. An unbiased eye on the operation becomes the only thing that truly preserves your time, resources, and peace of mind.

• Execute contracts on behalf of the owner
• Establish high-level, regular, owner review meetings
• Represent the owner’s interest in regular meetings with the General Contractor
• Monitor Construction Progress and Project Milestones
• Report any safety issues noticed on-site for rectification
• Track budget adherence and perform budgeting/cost controls
• Recommend courses of action to the owner when requirements of contracts are not being fulfilled
• Dispute resolution where needed
• Change order/modification management
• Pay app review and approval
• Work with the design team and contractor as needed on clarifications regarding the meaning and intent of the drawings and specifications

CLOSEOUT STAGE

This is the point at which 95% of the work is complete save for touch-ups, repairs, systems evaluations, record collection, and final furniture and mobile equipment coordination. At this point, everything is coming together, and your staff are packing up boxes and getting ready for the move. The warehouse may have even just received a delivery with that new office chair, computer, or outdoor feature that puts the cherry on this great accomplishment. This is the stage at which Bespoke Alliances pulls together the remaining members of the team and works through any punch list items and remaining administrative items to deliver to you a completed project.

• Management of Owner’s punch list at substantial completion
• Systems evaluation in conjunction with owner’s maintenance personnel
• Final Furniture and mobile equipment coordination
• Finish all unfinished administrative tasks
• Build a final database of record drawings, warranties, service contracts, and final documents required for occupancy from the contractor and design team

POST-CONSTRUCTION STAGE

This is the stage when we wrap it up, hand you the keys, and celebrate the completion of your investment. But there’s still important work to complete. If needed, Bespoke Alliances can assist with coordinated move-in activities including moving in, closing out contracts and releasing retained funds to the general contractor once their job is 100% complete. Generally, warranties provided by contractors are good for 1 year after project completion for which Bespoke will coordinate anything that needs to be done with them.

• Assist w/move-in arrangements
• Contract close-out
• Authorizing release of retention (5%-10%)
• Warranty work coordination