It’s common for Owners and HOA members to ask the question, early in the process of starting renovations or repairs,
“Do we really need an Owners’ Representative?”
To answer this question, it usually helps to understand the role an Owners’ Representative takes. Ultimately, once you understand what the Owners’ Representative will do on your project, you can analyze whether it’s worth hiring someone to fill the role by understanding the answer to the following 3 questions:
- Do I have the knowledge to manage these tasks for myself?
- Do I have the time to manage these tasks for myself?
- How does the cost of the Owners’ Representative measure against my ability to manage these tasks for myself? (This final question is really about the headache of managing the job, and the risk of managing the job.)
“Can’t the GC/Architect/Property Manager handle these tasks for me?”
When it comes to the other parties on the project team, it’s important to understand the motivations of every player at the table.
While it is well within the scope of your property manager to see to a door handle replacement or a patch in the drywall, for larger, complex projects, many property managers aren’t necessarily best suited for managing the work. Property Managers are in the business of handling the day to day concerns of a HOA, and don’t generally have the expertise to manage major renovations or repairs.
General Contractor / Architect / Consultants:
All of the parties to the project have an agenda. While none of these agents are necessarily looking to take advantage of you, they have their own bottom line to manage. An Owners’ Representative is on the job to manage your interests—by the nature of the agreement, they benefit most when you are best served and happiest!
“What will Arcade do for my project?”
In short, as your Owners’ Representative, we’ll manage the flow of information among Architects, Designers, Engineers, Planners, Consultants, Contractors, Vendors, Property Managers, Sales Staff, Lenders, Governmental Authorities and of course, you!
From beginning to end, these are some of the tasks that we manage for our clients throughout the life of a project.
- Value Engineering (understanding what you really need, so you only pay for services that make sense for your project)
- Project Approvals and Permits
- Contractor Bidding and Trade Buyouts
- Formal RFP’s and competitive bidding
- Vetting of bids and ‘apples to apples’ comparisons
- Negotiation to establish a complete, cost effective scope of work
- Prepare and Maintain Master Schedule
- Track construction activities, procurement, lead times for materials and submittals, permitting, inspections
- Document Control
- Maintain drawings, specifications, requests for information, submittals
- Provide insight to all of these documents as they come through
- Quality Control of the work
- Job walks and coordination with field labor
- Change Management
- Verify that conditions have actually changed, and managing change orders submitted by contractors
- Work with contractors and authorities having jurisdiction through the inspection process to make sure building receives final certifications
- Manage invoices and payment applications, reviewing and providing recommendations to client for payment
- Manage lien waivers as payments are made, to protect from liens filed on your property
- Regular Reporting
- Cash Flow Analysis, progress reports, any other reporting your board needs to manage the project
- Project Closeout
- Punchlist Management
- Assure the contractors close out the project properly
- Gather warranty information and as-built documents and operation manuals
Are you ready to get started with your renovation or repair? Call Arcade today at 425-269-4886 and find out how we can help!