SERVICES / CLIENTS

​OWNER REPRESENTATION
 A Dedicated Advocate for your Investment
While we refer to this service line as Owner Representation, our clients could be owners, developers, investors, attorneys, etc.  As an owner representative, Turner CM acts as the owner’s advocate to ensure that projects are completed on time and budget, while also minimizing project execution risk to meet investment objectives.  As a direct extension of our client’s staff, Turner CM will scale and tailor its services to meet the needs of a diverse client and project type. 

Whether providing limited services during the pre-construction or construction phases of a project, or taking a more active role as the overall project manager from concept to completion, Turner CM tailors its efforts to support and augment the strengths and weaknesses of the owner/developer/investor.  Our personnel help align interests and facilitate total team collaboration, ultimately executing a well-constructed, on-time, on-budget and high-quality project.  A sampling of our owner representative services may include:

• Definition and refinement of project scope and budget

• Professional team scope/qualifications and selection

• Construction document oversight and coordination

• Construction document peer review

• Bid process oversight and evaluation

• Contract negotiation

• Construction observation and review

• Schedule and contract management

• Pay application/project draw processing

• Coordination of delivery & installation of owner-furnished equipment

• Move management

• Project closeout/punch list and warranty reviews

Reference a more detailed description of our Program, Project and Construction Management services below.

​TENANT REPRESENTATION

You have a budget and time-sensitive project. We’ll deliver an inspired solution.
​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​Your project is critically important to your organization and you need it done efficiently, effectively, on time and on budget.  The project is complex and the stakes are high, with specific goals and outcomes you must achieve.  You need a resource who knows how to manage complexity, whom you trust and who’s easy to work with.  A partner who has successfully completed projects of a similar type and scale to yours.

Tenant improvements can range from new work stations, to an entire space renovation, to a totally new buildout.  Our trained professionals can get you through your upgrades successfully at the highest quality while mitigating risks.   Services we provide include:

• Designer and Contractor selection and contract negotiation

• Scope, budget and schedule definition

• Design and construction management

• Shell and core upgrades and infrastructure replacement

• Complex Tenant and capital improvement build-outs

• Major phased renovations of occupied facilities

• Coordination of delivery and install of owner-furnished eqpt (FF&E)

• Move coordination / transition to occupancy

Real Value.  Delivered.
Our personnel have backgrounds in architecture, engineering and construction management and are

deeply experienced in managing small to large-scope tenant improvement projects.

​LENDER REPRESENTATION

Directing and Monitoring Disbursements to Protect your Position.
Whether we refer to it as Lender Representation or Construction Loan Services, every construction

project requires careful controls to stay within budget and on schedule.  The Lender Representation

Services offered by Turner CM help mitigate the risk to lenders and/or equity investors prior to their

commitment to finance, then throughout the construction process, and finally at project close-out.

Utilizing your desired reporting templates, our construction loan services could include:

• Construction and Loan Document Review

• Budget Adequacy Evaluation

• Periodic Site Visits

• Construction Progress Report Preparation

• Payment Application Review and Recommendation

• Pre-Lien Notice and Lien Waiver Reconciliation

• Loan Closeout Documentation

• Workout Services on Troubled (REO) projects

​DESCRIPTION OF PM/CM SERVICES

In the world of real estate development, no two projects are alike and no two clients are alike.  Therefore, at Turner CM we tailor our services to fit your needs.  Our flexibility means you will get only the level of input and involvement that you deem is required for your project.  Through our involvement you can be in control of your building program while you are able to focus on the other daily tasks associated with running your business.

Expertise and Resources to Manage and Expedite your Project
As a full-service construction management firm, Turner CM provides a complete menu of services from the earliest planning stages right through final project closeout.  The following would be an overview of possible delivery types and  services offered:

PROGRAM MANAGEMENT
Program Management is the professional management of multiple projects as part of one comprehensive building program.  It encompasses all phases of development from pre-planning, budgeting and scheduling, through design, bid and award, construction and move-in.  Your program may have multiple sites, multiple users/stakeholders, multiple architects, contractors and consultants, but we will serve as your single Program Manager with the responsibility to coordinate and oversee all project participants and Stakeholders to a successful conclusion.  As an expert in the delivery of this service, Turner CM can serve as an extension of your staff and effectively deliver your program in accordance with your desired parameters of scope, schedule, budget and quality.  In our role as our client's advocate/manager, we serve as an extension of your staff and we bring invaluable hands-on experience to the task of completing projects in the most productive, cost-efficient manner possible.  Program Management services may include:
 

• Providing a single point of management throughout the entire design and construction process

• Recommending delivery strategies for design and construction

• Developing the scope of work for various project participants

• Assisting with selection of design, engineering, testing and inspection professionals

• Maximizing front-end planning to expedite the construction process

• Managing programming, planning, design and construction

• Serving as an extension of our clients’ existing staff

• Establishing and managing budget and schedule

• Providing cost estimating and value engineering input

• Preparing bid packages and managing the bid process

• Establishing and maintaining quality control standards

• Providing periodic reports addressing the status of each project

• Providing traditional construction management services

PROJECT MANAGEMENT
Project Management is the professional management of a single project from the planning/ design phase through closeout and occupancy. Project Management services may include:

 Pre-Construction/Design Phase

• Scope definition and management

• Establishment and maintenance of communications procedures

• Budget development

• Master schedule development

• Site selection assistance

• Selection of the Project Team (architect, contractor and other special consultants)

• Negotiation of architect and contractor agreements

• Cost estimating and value analysis

• Identifying phasing alternatives and establishing milestones

• Constructability and bid-ability reviews

• Procedures and logistics assessment

• General conditions and contract requirements advisory

• Bid phase management

 Construction Phase

• CPM scheduling and schedule monitoring

• Cost control oversight

• Professional on-site management

• Leadership of jobsite coordination meetings

• Contract administration and management

• Regular inspection and quality assurance enforcement

• Progress and financial reporting

• Documentation and file maintenance

• Change order management

• Open item tracking and reporting

• Issue avoidance and dispute resolution

• Contract closeout supervision

• Utility company coordination

• Commissioning oversight

• Coordination of delivery and installation of owner-furnished equipment

• Move coordination / transition to occupancy

CONSTRUCTION MANAGEMENT

Construction Management is the management of the bid and award, construction and close-out phases of a single project.  Turner CM utilizes proven systems and procedures to efficiently control time, cost and quality of a client's construction program through this important service.  Construction Management services may include:

• Professional on-site management

• Cost estimating and value analysis

• Effective communication

• Phasing alternatives/milestones

• Constructability reviews

• General conditions and contract requirements

• Bid/procurement process assistance

• Schedule development and schedule monitoring

• Leadership of coordination meetings

• Contract administration and management

• Quality assurance enforcement

• Progress and financial reporting

• Documentation and file maintenance

• Change order management

• Issue avoidance and dispute resolution

• Utility company coordination

• Contract closeout supervision

• Commissioning oversight

• Coordination of delivery and fit-up of owner-furnished equipment

• Move coordination / transition to occupancy