When should we involve you?

At entitlement or early design development. By bid, the cost decisions have all been made without cost information.

Dewatering, support of excavation and deep foundations. On a Florida podium these are the largest schedule risk.

Where should the contingency sit?

As a visible line with a written drawdown process. Buried in the trades it cannot be tracked.

Why do draws get rejected?

Lien waivers, undocumented stored materials, and percentages that do not reconcile. Boring and avoidable, and the carry lands on you.

What causes most schedule delay?

Permitting and below-grade conditions, then long-lead equipment. Rarely the framing.

Who carries material escalation?

It should be explicit — shared with a threshold and a cap is usually the honest answer.

Is conversion cheaper than new build?

Frequently not, once structure and code triggers are counted. Test-fit the floor plate first.

Will you price without a geotechnical report?

Not the below-grade scope. It would be a guess that becomes a change order.

Florida

On a Florida Podium, the Ground Floor Is the Schedule

Everything above the transfer slab is fast and repetitive. Everything below it is slow, wet and full of unknowns — which is exactly why we self-perform the dewatering and the support of excavation rather than subcontracting the two items most likely to stop your job.

Request a preconstruction budget Call (954) 807-3208

Bring the site, the unit count and the drawings at whatever stage. You get a range, the drivers, and an honest read on the pro forma.

Four places account for most South Florida roof leaks. None of them is the middle of the roof.

Self-perform

Dewatering, SOE and deep foundations in house

Licensed

General contractor, licensed in the state of Florida

GMP

Open book, with the contingency visible to you

Draws

Documentation your lender can actually process

What we build

Six typologies. The structural system and the parking decide most of the budget.

Garden Apartments

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Wrap & Texas Donut

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Podium

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Mid-Rise Concrete

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Mixed-Use

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Adaptive Reuse

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All 6 →

The commercial terms

Contract structure, contingency, draws and escalation decide the return more than finishes do.

GMP & Contract Structure

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Lender Draws

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Contingency

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Schedule Risk

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Material Escalation

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All 5 →

The difference

What a developer should actually care about

We self-perform the part that kills Florida schedules

Dewatering and support of excavation are the two items most likely to stop a Florida podium job, and most general contractors subcontract both. When the water is the problem, the people solving it work for the same contract you do.

Your lender is a stakeholder and we treat them like one

Draw packages that get rejected cost you a month of carry. We build them to what the lender actually needs — stored materials documented, lien waivers current, percentages that reconcile — because a clean draw is a schedule item.

The contingency is visible, not hidden in the number

On a GMP the contingency should be a line you can see, with a stated process for drawing against it. A GMP with the contingency buried in the trades is a number designed to look competitive at award and behave differently afterwards.

We will tell you the pro forma is wrong before we bid it

If the construction budget in your model cannot buy the building in the drawings, the honest time to say so is at entitlement, not at bid. Everybody who says it later is either padding or gambling.

Start here

Request a preconstruction budget

Bring the site, the unit count and the drawings at whatever stage they exist. You get a range, the real cost drivers, and an honest read on whether the pro forma works.

If the construction budget in your model cannot buy the building in the drawings, we will say so now rather than at bid.

FAQ

Common questions

When should we involve you?: At entitlement or early design development. By bid, the cost decisions have all been made without cost information.
Do you self-perform?: Dewatering, support of excavation and deep foundations. On a Florida podium these are the largest schedule risk.
Where should the contingency sit?: As a visible line with a written drawdown process. Buried in the trades it cannot be tracked.
Why do draws get rejected?: Lien waivers, undocumented stored materials, and percentages that do not reconcile. Boring and avoidable, and the carry lands on you.
What causes most schedule delay?: Permitting and below-grade conditions, then long-lead equipment. Rarely the framing.
Who carries material escalation?: It should be explicit — shared with a threshold and a cap is usually the honest answer.
Is conversion cheaper than new build?: Frequently not, once structure and code triggers are counted. Test-fit the floor plate first.
Will you price without a geotechnical report?: Not the below-grade scope. It would be a guess that becomes a change order.

Next step

Find out what is actually wrong with it.

An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.

Request a preconstruction budget (954) 807-3208