• Identify and arrange for construction requisites such as off-site easements, permits, and notices.
• Qualify prospective contractors - type of work, license, insurance, financial strength, bondable.
• Prepare bid packages and draft contract documents
• Develop detailed construction schedule
• Develop pre-bid construction cost estimate.
• Attend lender/developer meeting as required to address costing.
• Advertise project if required, issue bid packages and track response.
• Accept bids, open, evaluate
• Identify overlaps and/or exclusions
• Negotiate with contractors as necessary to obtain competitive, comprehensive total package of construction services.
• Recommend construction team.
• Prepare final contract documents for execution by client.
• Submit final documents to lender, discuss and establish procedure for periodic draws.
• Receive and check insurance certificates, bonds from contractors, forward to lender.
• Conduct pre-construction meeting with contractors, surveyor, soils engineer, inspectors.
• Schedule, order construction layout, staking.
• Periodic site visits to : check progress vs. schedule and adjust as necessary, observe quality of construction and :conformance to design and regulations, prepare reports to owner and others as necessary. conduct meetings with contractor to discuss any delays and remedies.
• Review shop drawings and material specifications as appropriate.
• For contractor invoices receive, review, approve quantities and costs, receive partial lien releases and recommend payments, coordinate with lender.
• Receive, review and approve as-builts from contractor, coordinate survey verification, prepare and submit engineering as built drawings to regulatory agencies as appropriate.
• Schedule, order and observe materials testing and installed testing as required for regulatory approvals and to confirm contract compliance.
• Review work for final acceptance, prepare acceptance letter excepting latent defects, retainage release, commencement of warranty period, and obtain maintenance bonds from contractors as appropriate.
• Obtain city/county final approvals and acceptance of work, arrange for posting of bonds as required.
• Coordinate preparation of final plat, easement and R.O.W. documents, submit for approval, track through for client's approval and execution.
• Review basis, reasonableness and costs of any change order, negotiate and prepare change order for client's approval and execution.
• Obtain final lien releases from contractors, document close out of contracts.
• Provide lender evidence of county acceptance of improvements, and documents to allow sale of individual lots.
  

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