About NCHCC \u2013 Main Body<\/p>\n
NCHCC serves Owners, Investment Groups and Legal Trusts with Residential Construction Projects by offering any of several means to meet their specific ends. We offer Builder, Construction Management and Owner\u2019s Representative Construction Services. Whether we build FOR you, “WITH” you (Owner-Builder) or are hired to act “AS” you (on your behalf, as an Owner\u2019s Rep), our focus remains the same: maximizing cost savings without sacrificing quality or delaying the job. NCHCC provides expertise in cost control, project management, and quality assurance for custom home builds and remodels. Our unmatched diligence and unique insights allow us to deliver successful, on-budget, and high-quality construction projects. All NCHCC Construction Services offer Owners and Investors incredible value, no matter the size, Scope or cost of the Project. We save Clients $10s-to-100s of thousands on their Home Builds or Remodels.<\/p>\n
If you\u2019ve not yet hired one, NCHCC should be your home Builder. Already hired a Builder? You need an Owner\u2019s Rep…<\/p>\n
What is an \u201cOwner\u2019s Representative\u201d? Why should I hire NCHCC to act as mine?<\/p>\n
An \u201cOwner\u2019s Representative\u201d is an independent, 3rd party that acts on behalf of the Owner to ensure their construction Project comes to fruition having met all of their needs. The American Bar Association has acknowledged the \u201cgrowing need for Project Advisory Services and stated that \u201cGiven their central role on the Owner\u2019s side of the Project table, Owner\u2019s Representatives have a significant and direct impact on the success or failure of a project.\u201d With construction Projects, the probability of going over-budget is very high. Project delays and inconsistencies emerge that can result in serious conflicts, even legal challenges. Many Owners simply don\u2019t have the time or expertise to deal with the technicalities of a construction Project.<\/p>\n
An Owner\u2019s Representative is hired to help minimize the potential that such issues even arise and solve the problems when they do. They serve to advise the Owner and advocate for them over the course of the entire job. They are especially needed in the difficult, volatile Florida Construction market.<\/p>\n
Builders will offer Owners attractive, but often unrealistic, Proposals to try to win the work. They will propose to do your work on a \u201cCost-Plus-Fee\u201d basis. Cost-Plus-Fee Contracts are appropriate for most \u201chigh-end\u201d construction work. However, they shift all of the cost risk to the Owner, leaving them exposed in a market that exploits exactly that vulnerability.<\/p>\n
With Cost-Plus Fee Contracts, who is ultimately responsible for ALL of the construction costs, whatever they end up being? You are. Left unchecked, poor Project cost management by your Builder alone will result in your total Project costs being at least at least 5-1%% higher than they need to be and that is BEFORE the cost of any changes or upgrades<\/p>\n
The numbers that you\u2019re presented are inaccurate from the outset. The first Preliminary Budgets\/Estimates you receive are incomplete and inconsistent. Numbers are \u201cspun\u201d. You might procure (2) or (3) Estimates from competing Builders. If they were all based on the same information, how can it be that the pricing varies so much? How can you discern from it to be able to make an informed decision at this \u2013 the most critical point in the process? YOU CAN\u2019T, but NCHCC CAN. We specialize in reconciling the Pre-Contract Estimates you\u2019re given \u2013 making them \u201capples-to- apples\u201d so they can be objectively compared.<\/p>\n
Your risk may be mitigated once you\u2019ve chosen a Builder, but it\u2019s still there. After Contracting with a Builder, that risk is exposed because\u2026.<\/p>\n
1) your Project is to be built in the \u201cinverted\u201d SWFL market which dictates that premium costs be paid for all of the work to be done….<\/p>\n
2) …by a Builder who likely has higher-priority Projects…<\/p>\n
3) …struggles with Project Cost Management to begin with…<\/p>\n
4) …and who, Contractually, need not be too concerned about what those premium costs for the work are anyway!<\/p>\n
Further, the Fee for most Cost-Plus Contracts is a percentage of the total job costs. In these cases, as the job costs increase, so does the amount of the Builder\u2019s Fee. So, not only does your Builder have little motivation to try to control your job costs, they, in fact, have a very good reason NOT to try:
\nThe higher the Project\u2019s \u2013 YOUR \u2013 costs, the more money your Builder makes!<\/p>\n
Do most Builders actively seek to exploit these terms? No. The point is that, with regard to Project Cost Management, most Owners with Cost-Plus Fee Contracts have only the \u201cgood-faith\u201d efforts of the Builder to fall back on \u2013 nothing else. With all the other factors set against them \u2013 that\u2019s not enough.<\/p>\n
NCHCC has the insight and experience to counter those factors and protect Owners from unnecessary cost overruns. We accomplish this by being proactive and addressing the problem(s) from all angles \u2013 all without ceding quality or delaying the job!<\/p>\n
The \u201cother factors\u201d that necessitate an Owner\u2019s Rep:<\/p>\n
The Florida Construction Industry is inverted: there is more work than there are Qualified Subcontractors to perform it. Make no mistake, the tail wags the dog.<\/p>\n
As fewer Tradespeople enter the workforce and more of the Skilled age\/retire, it only gets worse. Highly skilled professionals are already rare. That means there are even fewer qualified Subcontractors \u2013 both available and able \u2013 to perform the \u201chigh-end\u201d work that is so prevalent in Florida \u2013 particularly coastal Florida. The \u201chigh-end\u201d work done primarily under Cost-Plus Fee Contracts. Your \u201chigh-end\u201d work.<\/p>\n
Builders, too, struggle to find and retain professionals for their own companies. Quality Administrators (Estimators and Purchasing Agents, in particular) are scarce. Consequently, poor, inconsistent communication and weak, confusing reporting are the norm. Your Builder is competing for all of these resources. How can you know where your Builder stands in this Subcontractor market? When navigating the market, they must consider all of the Projects they have under way. How do you know that they are prioritizing YOUR Project?<\/p>\n
The answer = you can\u2019t.<\/p>\n
The Industry is also highly networked – from the Builder through the smallest Subcontractor. There are long- standing relationships in place that were there before you came along, that are intended to still be in place long after your Project is complete. Builders foster these relationships to try to maintain their leverage in the inverted market. In doing so, they become averse to obtaining competitive bids from different Subcontractors for the work to be done. How can you be certain that your Builder is doing all they can to control the costs that ultimately get passed on to you<\/p>\n
The answer = you can\u2019t.<\/p>\n
Cost, quality and schedule\/duration are the (3) main concerns with regard to every construction Project. For each job, Builders are tasked with striking an optimal balance between them. Quality isn\u2019t so much a variable. It is defined by the Plans and Specifications. Schedule is a function of the Scope of Work, which is constantly evolving. It is perhaps the hardest variable to control, particularly in the inverted market.<\/p>\n
To try to compensate, Builders will hire Subcontractors at a premium. If they really fall behind, they\u2019ll \u201cthrow the kitchen sink\u201d at your job \u2013 additional manpower, overtime. Whatever it takes, with little regard for the costs of their doing so. Cost tracking, \u201cbuy-out\u201d, reporting and administration is difficult and labor intensive. Multiple jobs are constantly being juggled. That means that some must be lower priority than others. If it\u2019s THEIR Project (a Fixed-Price Contract, Model or Spec home), you can be sure that cost will be the priority. But YOU have a Cost-Plus Fee Contract, absolving the Builder of cost risk.<\/p>\n
A Builder\u2019s Project Manager and an Owner\u2019s Representative are similar in their tasks \u2013 they oversee a Project\u2019s budget and make decisions when issues arise. The difference is to whom they report. An Owner\u2019s Representative works for the best interest of the Owner \u2013 they advocate for and intervene to ensure the Owner\u2019s goals are met. Project Managers oversee their own team\u2019s work and will, necessarily, ultimately act in the best interests of their Company first.<\/p>\n
Given all of these circumstances, how can you be confident that all that can be done to control your Project costs, is being done?<\/p>\n
The answer = you can\u2019t.<\/p>\n
Don\u2019t take my \u2013 or anyone else in the Local Construction Industry\u2019s \u2013 word for it! Ask your friends and neighbors. Most people are reluctant to talk about personal financial matters and nobody wants it to seem that they may have \u201cstruggled\u201d to pay for their Project. Yet, specific numbers need not be discussed. The questions are:<\/p>\n
As a rough percentage, how much did their Project\u2019s end-of-the day costs vary from the original Budget they agreed to?<\/p>\n
Did they expect such a Variance?<\/p>\n
Were they clearly and consistently informed of, and asked to approve, all of the cost increases along the way?<\/p>\n
Was that process smooth and to their satisfaction or inconsistent and frustrating?<\/p>\n
Local Builders aren\u2019t actively trying to take advantage of you. They didn\u2019t \u201cstack the deck\u201d \u2013 it\u2019s all they can do to \u201cplay\u201d the multiple hands they have! The problem isn\u2019t what they are doing, it\u2019s what they are NOT doing: providing Clients with diligent, thorough and accurate Project cost management. They intend to and try, but performing that work is hard and they aren\u2019t proficient at it. They have no obligation to do it to any measurable extent. Lacking motivation and given the circumstances, it\u2019s understandable that they struggle with it. Far from being \u201canti-Builder\u201d, NCHCC actually helps Builders by facilitating the process.<\/p>\n
Ultimately, you can\u2019t really know from, or control, the level of effort a Builder puts into the cost management of YOUR Project, but NCHCC can. By allowing NCHCC to \u201cpush back\u201d against the prevailing circumstances, you can be empowered\u2026.<\/p>\n
\u2026To make highly-informed decisions \u2013 both Pre-Contract and throughout the course of construction.<\/p>\n
\u2026To ensure your Project is \u2013 and remains \u2013 your Builder\u2019s top priority.<\/p>\n
\u2026To control the \u201cBudget Creep\u201d that is characteristic of almost every construction Project and hold your Builder accountable to you and the Contract.<\/p>\n
I started Naples Custom Home Cost Consulting to help provide you with that empowerment.<\/p>\n
Inspired by firsthand experiences:<\/p>\n
I was once on-hand for a meeting between a Cost-Plus Fee Contracted Client and the Team of Industry Professionals he had hired to build his beach-front, Custom Home on Gulf Shore Blvd. here in Naples, Florida. The Project was soon to begin, and he had agreed to a $12 million Budget to build it. Knowing that there would be changes along the way and that he would not be able to be closely involved in the Project moving forward, he specifically directed \u2013 or rather, asked \u2013 the Team to \u201ckeep it (the cost) reasonable\u201d.<\/p>\n
Mostly left to their own devices, his Team proceeded as if they had a \u201cblank check\u201d and delivered his home to him at a total cost of $18 million.
\nNow THAT\u2019s Budget Creep. Though this is an extreme example, Budget Creep (in tandem with \u201cScope Creep\u201d) is more the rule than it is the exception, especially with Cost-Plus Fee Contracts. The cost increases seem to sneak \u2013 or \u201ccreep\u201d \u2013 up as the Project moves along, often as small increases over several Budget line items. By the time the Client (the party Contractually bound to pay them) realizes the problem, it\u2019s too late to do
\nanything about them.<\/p>\n
But \u201cCreep\u201d doesn\u2019t happen in a vacuum. Though he approved major changes and was certainly \u201cinformed\u201d along the way, I think that the Client above was betrayed by the process and, whether there was a direct intent or not, taken advantage of. How and why did it come to that?<\/p>\n
A Cost-Plus Fee Contract is appropriate for custom construction since the Project is always evolving. However, it shifts all of the risk of cost overruns from the Builder to the Client. In an inverted market, that\u2019s a coup for the Builder. With a Cost-Plus Fee Contract \u2013 what is the Builder\u2019s motivation to
\nprovide you with a thorough, comprehensive Budget up-front \u2013 especially when they are vying to be awarded it?<\/p>\n
The Pre-Contract Estimates\/Budgets that Builders in Florida provide to their prospective Clients are unprofessional and lack detail at best, incomplete and too low at worst. With such inconsistency, how can you know:<\/p>\n
That the Estimate\/Budget for your construction Project is comprehensive?<\/p>\n
That it is commensurate with the level of Specifications that you are expecting?<\/p>\n
That it is commensurate with your timeframe?<\/p>\n
The answer = you can\u2019t.<\/p>\n
Numbers are \u201cspun\u201d. Builders will insist that the Budget\u2019s inaccuracy is due to the lack of complete information being available at the time. Yet, have they not built many, similar Projects before? Are they so unable to anticipate the need to Budget for Scope of Work that you will need or want done, but that might not yet be on a set of plans? What is the Budget that they have proposed even based on?<\/p>\n
Nor do most Builders provide the level of clear, professional Cost Controls & Reporting during construction that Clients should expect. They are glad to be transparent and provide your cost information in detail, but what good is it if it\u2019s incomplete, inaccurate and after-the-fact?<\/p>\n
Often lacking quality personnel themselves, they struggle to implement cost controls \u2013 even when THEY stand to be the beneficiary of the savings. That doesn\u2019t bode well for the Client who is dependent on the Builder to try to save them money.<\/p>\n
If you\u2019re the Client, at no point can you know from, or control:<\/p>\n
Exactly what your current total Job costs are.<\/p>\n
What you can expect your total, end-of-the-day Job costs to be.<\/p>\n
Whether or not your Builder is doing all of the many things they could be doing to control YOUR costs.<\/p>\n
How well they are doing the things they are to control them.<\/p>\n
Clients are all but forced to accept this subpar service in order to keep the construction work going, only to find themselves faced with the real costs of work AFTER it has already been completed. All of these circumstances coalesce to make \u201cBudget Creep\u201d all but inevitable.<\/p>\n
If you\u2019re the Client, these things should be unacceptable.<\/p>\n
NCHCC\u2019s goal is to provide Clientele, with Locally-based, strong representation to help them keep their Construction Costs \u2013 and Builder \u2013 in check.<\/p>\n
We work to CREATE VALUE and save our Clients money by:<\/p>\n
1) Making sure the Estimate\/Budget from your Builder is complete and accurate, ideally BEFORE they Contract for the Project.<\/p>\n
2) Monitoring and controlling the Project\u2019s costs against the Budget DURING construction by getting involved with the \u201cbuy-out\u201d, recommending \u201cvalue-engineering\u201d alternatives and confirming all invoices.<\/p>\n
3) Providing a Final cost Analysis AFTER the Project is complete to provide them with leverage before they release the final payment to the Builder.<\/p>\n
Know what your Project\u2019s costs are during the course of construction and
\nwhat you can expect them to be at the end – before it\u2019s too late to do
\nanything about them.<\/p>\n
Why NCHCC is Unique<\/p>\n
Unique insight(s) that no one else has, Unique Services that no one else offers\u2026<\/p>\n
Having worked in the local Construction Industry for over 25 years, I am well versed in every facet of Project Management, as it applies at any point(s) in the entire process, no matter what the Project may entail.<\/p>\n
My portfolio includes homes up to 18M and nearly 13,000 sqft under A\/C. Beach-front homes, Penthouse Condos, an Attached Airplane Hangar. A custom home to be built on an island \u2013 no power or running water and no access other than by boat\/barge! This deep background has provided me with the unique insights needed to optimize result(s) for each Client.<\/p>\n
NCHCC\u2019s Owner\u2019s Rep and Construction Management Services are not offered by anyone else in the area. Our goal is to provide Clientele with projects anywhere in Florida with strong representation to help them keep their Construction Costs \u2013 and Contractors \u2013 in check.<\/p>\n
Further, unlike most companies doing business today, NCHCC is proactive, not reactive. We don\u2019t just manage a Project\u2019s costs-to-date or those in question at the moment, we use our experience to control costs that have yet to even be realized.<\/p>\n
NCHCC works with each Client to identify their personal priorities and goals for the Project. We then develop a custom, Project Management strategy to meet them, which factors in quality and Schedule \u2013 not just cost.<\/p>\n
NCHCC is better than \ud83d\udea9Typical Builders, too. The difference? Greater diligence. We are experts at performing the duties that they struggle with \u2013 the work that is critical to a Project\u2019s success: Project Management. Being a small company, we can provide those Services for a lower Fee. In short, we CREATE VALUE for Owners by working harder to serve their best interests than \ud83d\udea9Typical Builders do.<\/p>\n
Main Services:<\/p>\n
Naples Custom Home Cost Consulting offers Owners and Investors who have, or who are considering, a Construction Project, something that \ud83d\udea9Typical Builders don\u2019t: Alternatives.<\/p>\n
No matter our role, we help Clients navigate the entire process. By saving them time and money, while still adding value, we\u2019re able to help Clients maximize their home\u2019s equity (or, if a Spec home, their ROI).<\/p>\n
Services \u2013 Owner\u2019s Rep<\/p>\n
DON\u2019T sign that Construction Contract yet!<\/p>\n
Owners who build in FL already face an uphill battle. Increased construction costs. High interest rates. Labor shortages. Work delays. \ud83d\udea9Typical Builders add \u201cinsult to injury\u201d by offering them one-sided Contracts with high Fees added on top of unreliable Cost Estimates that always prove to be too low. Owners sign them, only to realize – too late \u2013 that they are in a \u201cno-win\u201d situation.<\/p>\n
How, then, can Owners \u201cpush-back\u201d against these circumstances? Simple: by lowering those \u201cconstruction costs\u201d. NCHCC provides many Owner\u2019s Rep Services to ensure they do just that:<\/p>\n
A. Pre-Contract \u2013 know more accurately NOW what the REAL end-of-the-day costs for your Project will be.<\/p>\n
I. Pre-Builder, Preliminary Budget\/Estimates<\/p>\n
Project sketched on a napkin? Would you like an idea of where you stand \u2013 cost-wise? We can develop an Estimate \u201crange\u201d for your Project against very Preliminary information using current, comparable costs. The narrowness of the range will be a function of the amount\/quality of information available at the time. The Estimate(s) can be updated \u2013 and the variance between them lessened \u2013 as new information comes to light.<\/p>\n
II. Develop Written Specifications<\/p>\n
Even a complete set of Plans from the best Architect(s) are missing some information. Lacking that information, each Builder is left to \u201cfill-in-the-blanks\u201d (or not) themselves when they price the work. This, then, is one of the major reasons why the pricing that an Owner receives from different Builders is incomplete and varies so much. That\u2019s a problem.<\/p>\n
Their stance? That the pricing they provide can only be expected to be as good as the information that was issued to them for pricing. The solution? Provide them with more, better information.<\/p>\n
NCHCC will develop a custom set of Written Base Specifications for your home to function as a supplement to the Plans during the Bid process. These \u201cBase Specs\u201d will key off of the Plans for the Project and reflect the job\u2019s location, the existing conditions (if a Remodel) and size. We will ask for, and integrate, your input. Finally, we will ask the Architect to approve the Base Specs to ensure they are commensurate with the Scope of Work as they see it.<\/p>\n
By packaging written Specifications with the Plans being sent to Builders for pricing, you see to it that the pricing submitted is much more complete and consistent than it would be otherwise, allowing you to better assess it. The Specifications can then be incorporated into the Construction Contract as well to help ensure that your home is indeed built to meet them.<\/p>\n
III. Invitation-to-Bid (ITB)<\/p>\n
So, you have the Plans (and Base Specs \u2013 right?) for your Project and are ready to go out to Builders for pricing. You could issue the information to them, directly, and deal with each Builder on an individual basis yourself. You could try to field their questions. Or maybe your Architect has offered to distribute the information to the Builders on your behalf. Some even have a basic Bid Form that they ask each Builder to fill-out in an attempt to simplify the pricing exercise for all involved.<\/p>\n
The problem is that it\u2019s not that simple. A custom construction Project Estimate can (and should) be broken down into hundreds of line items, not \u201ctens\u201d of them. It is unlikely that you have firsthand experience with the local Bid Process. Your Architect has the expertise, but likely doesn\u2019t have the systems in place to diligently direct and facilitate that Process. NCHCC has the expertise AND specializes in managing the process. It\u2019s exactly what we do.<\/p>\n
We will develop a custom \u201cInvitation-to-Bid\u201d (ITB) that would be the same for each Builder. It would include our Plans (and Specs, if available), but also spell out other terms, like:<\/p>\n
WHAT each Builders pricing should include (not just the information on the Plans and Specs \u2013 other detailed information like their Proposed Schedule, Labor Rates, their Contract and its Terms, etc.)<\/p>\n
HOW they should submit their pricing (using NCHCC\u2019s exclusive, comprehensive Estimate Template to help foster comprehensive, \u201capples-to-apples\u201d pricing)<\/p>\n
WHO to communicate with\/through during the process (NCHCC, not you)<\/p>\n
WHEN the pricing was due to be submitted<\/p>\n
You, with the advice of your Architect, tell us which Builders you\u2019d like for us to contact to Bid your Project and we\u2019ll take it from there. Like Base Specs, an ITB provides additional information to Bidders to promote their returning pricing that is \u201cright the first time\u201d, but now with even more detail. By defining the Bid Process, an ITB also serves to expedite that pricing. NCHCC will actively manage the Bid process on your behalf, relieving both you and your Architect of that burden. Upon completion of the Bid Process, we will submit all of the Bid information we were able to procure under a Cover Sheet that both summarizes the data and offers recommendations on how to proceed.<\/p>\n
Or perhaps you\u2019ve already procured pricing from different Builders. If so, then you should call on us to perform an\u2026.<\/p>\n
IV. Analysis of Proposed Contract Documents
\nThe Contract itself
\nProposed Budget (Estimate)
\nPlans
\nSpecifications<\/p>\n
The Budget you\u2019re considering at this point in the process is NOT truly representative of the actual end-of-the-day costs of your Project. NCHCC will provide the Client an assessment of the information available at the time. We will review each Proposed Contract for questionable\/unfavorable language and terms. Then, we\u2019ll scrutinize the Budget, calling out line-item values that are low or missing altogether and other discrepancies.<\/p>\n
Perhaps you have Budgets from multiple Builders with bottom-line, total costs that vary considerably. If all pricing is based on the same information, how can that be?<\/p>\n
We will provide the Client a detailed, \u201capples-to-apples\u201d comparison of their Proposals and Budgets. NCHCC makes sure that the right questions are asked and answered NOW, while you have the most leverage in the negotiation. We sweat the details. By making sure that the information you are considering is accurate and comprehensive BEFORE you Contract, we help ensure that you make an informed decision.<\/p>\n
B. Post-Contract: Save 10\u2019s-to-100\u2019s of thousands of $\u2019s on your Project with these services (relative to the Project\u2019s scale):<\/p>\n
Construction already underway? Frustrated with how your Builder is managing (or, more likely, not managing) your job costs? Find out and know where you stand. Though the earlier we get involved the better, we can be brought on to help with any Project, ANYWHERE in FLORIDA at any time. It\u2019s never too late to start controlling your Project\u2019s costs.<\/p>\n
NCHCC Post-Contract services are designed to protect Owners without impeding on the Design or Selection processes. We strive to work WITH Owners, Architects and Designers to ensure that their Designs are achieved and Product\/Material Selections installed.<\/p>\n
I. Project Underway \u2013 NCHCC \u201cSet-Up\u201d (Required) – Analysis of Contract Documents<\/p>\n
When being brought on to a Project already underway, NCHCC must first \u201cback into\u201d the job to get \u201cour bearings\u201d. We start by reviewing the latest information available (Contract, Budget, Plans & Specifications). First, we will assess the Contract to determine what we can do to help. Then, NCHCC will assess the Budget that your Builder has provided and confirm that it is in line with your expectations regarding Specifications\/Finishes and overall Schedule.<\/p>\n
Do you know that the Budget you\u2019ve been provided has enough money in it to pay for the wood flooring that you know that you want, but have not yet selected? Surely there is money allocated for an Air-Conditioning system, but will it cover the costs for the premium, linear slot diffusers that, though not \u201crequired\u201d, are a staple in high-end homes? Bet not.<\/p>\n
We look at and assess ALL Budget line items and, importantly, look for and confirm that Budget money has been included for all of the applicable ancillary and \u201csoft\u201d costs that you will likely incur over the course of construction.<\/p>\n
II. Project Buy-Out<\/p>\n
If empowered by the Contract, NCHCC will work to make sure that your Builder procures competitive bids for as many of your Budget\u2019s line items as possible and that those bids cover the complete Scope of Work, so that you aren\u2019t subject to extra costs after-the-fact. We also screen for \u201cduplicate\u201d Scope and make sure that Subcontract draw schedules are reasonable.<\/p>\n
We will ask the Builder to work harder to negotiate lower costs on your behalf.<\/p>\n
These services are provided throughout construction \u2013 as your Builder orders the work to be done \u2013 and help ensure that your Construction costs stay as \u201con-track\u201d with the Budget as possible.<\/p>\n
III. Cost of Changes<\/p>\n
By definition, a Custom Home will undergo Changes as it is being built, most of which will result in additional costs. Formal Change Orders are impractical for all involved, but the Builder must effort to cost and attain the Client\u2019s approval for Changes prior to doing the work. The effort put forth varies, but the result is always the same: Budget Creep.<\/p>\n
We make sure that Changes are reasonably priced and hold the Builder accountable to their cost estimates. More importantly, we will take them to task for the costs of work done WITHOUT their having performed said diligence.<\/p>\n
IV. \u201cValue Engineering\u201d<\/p>\n
Value Engineering offers you the opportunity to decide whether or not to save Construction costs by making a Change to the Scope of Work of the Project. There are always some opportunities to Value-Engineer your Project. Your Builder should be actively pursuing these alternatives and offering them to you without your having to ask for them. Unfortunately, few Builders actually do.<\/p>\n
NCHCC will identify opportunities and, if you\u2019re interested, direct the Builder to provide you the information about the specific Change and potential cost-savings associated with it. You may decide to accept the Change and savings, or not, but at least you\u2019ll have been given the opportunity.<\/p>\n
V. \u201cOptions & Upgrades”<\/p>\n
Often, there are options and upgrades readily available to you relative to a given Scope of Work that you might be interested in, but aren\u2019t aware of and may never be offered. Though the Builder stands to add Fees to the Project by selling them to you, they are Changes which take time to administer and may add time to the Project Schedule. The Builder may calculate that it\u2019s not worth the hassle to even ask you if you\u2019re interested in such features.<\/p>\n
Based on your input and using our knowledge of you and your wants\/needs, NCHCC will promote certain options and upgrades, especially those that offer you the most value. NCHCC will then work to prod the Builder to provide you the opportunity to decide on those options or upgrades that you MIGHT want. You may ultimately decide to decline them, but you will have at least had the chance to consider them.<\/p>\n
VI. Cost Auditing\/Monthly Statement Review<\/p>\n
Your Builder will provide you with a Statement (Invoice) monthly for the costs of the Project incurred over that same time frame. Most Clients pay the balance due without scrutinizing or questioning the Statement. Before they know it, the costs have spiraled out of control.<\/p>\n
The Builder will contend that the cost information has been in the Statements they\u2019ve been sending all along \u2013 that it should not be shocking that they are what they are.<\/p>\n
NCHCC will scrutinize each Statement for you. We will perform Field audits and ensure that Payment does not exceed Progress. We will call out questionable invoices and make the Builder answer for them. We make sure that cost \u201ccredits\u201d are truly realized and diligently watch for \u201cduplicate\u201d costs\/invoices. Costs that are clearly the result of Builder mistake(s) should be borne by them. We will track all line-item costs, document and control \u201cBudget Creep\u201d as it happens. Your costs may legitimately go over Budget, but all overages will be justified. You will not be shocked.<\/p>\n
VII. Final Cost Forecasting<\/p>\n
NCHCC will use its expertise to create and maintain a report projecting what the actual, final costs of the Project will be. This information will be available at any given time in both a detailed and \u201csnapshot\u201d format.<\/p>\n
Your Builder will bring all available resources to bear as they scramble to finish your likely-overdue Project. The result of this \u201cask-questions-later\u201d approach: cost spikes that most Budgets can\u2019t compensate for. Final Subcontract draws will also begin to flood in. We will make sure that you hold a reasonable amount of retainage in order to maintain leverage and keep the Builder motivated to prioritize FULLY completing your Project. This service represents a culmination of all the work outlined in the items above.<\/p>\n
VIII. Final Project Cost Reconciliation & Audit<\/p>\n
About to make the Final Payment to your Builder? Stop! It may be late in the game, but NCHCC can still help. We will \u201cback into\u201d the Project by following its paper trail. Along the way we will find and compile evidence of:<\/p>\n
1) Costs that you flat-out should NOT have paid
\n2) Costs that they very-arguably should NOT have paid
\n3) The reasons behind the non-monetary \u201cgrief\u201d that you unduly suffered along the way<\/p>\n
NCHCC guarantees that the value (monetary and otherwise) of the discrepancies we find will be significant and FAR more than it would cost to have us bring them to light. Armed with the documentation we provide, you will be able to negotiate that Final Payment prior to making it\u2026or have us negotiate on your behalf. At the very least, you get to enjoy the peace-of-mind of knowing that all is in order.<\/p>\n
IX. Pre-Completion Final Home Inspections: We will walk the Project and help the Owner to develop a Punch-List for the Builder in accordance with the Contract. Ideally, we would perform a Final Audit AND Inspection, but can be hired to do just one or the other, too.<\/p>\n
Enjoy peace-of-mind – whether you are in or out-of-town during construction \u2013 by letting NCHCC monitor your Project for you.<\/p>\n
Services \u2013 Owner\u2019s Rep<\/p>\n
Looking to maximize your overall construction cost savings? Think of How might YOU otherwise use that money? Then perhaps you\u2019d like to construct your Project as an \u201cOwner-Builder\u201d.<\/p>\n
\u201cOwner-Builder\u201d construction offers Clients the best path to saving money on their Project. NCHCC can help them to successfully navigate the entire process and maximize that savings.<\/p>\n
Few people know about this legitimate option, so let\u2019s start there. What is
\n\u201cOwner-Builder\u201d construction?<\/p>\n
Property Owners have the right to Remodel or construct a home that they will live in without having to hire an overly-expensive Builder to do it. An O-B enjoys complete control of the Project and can save a significant amount of money, but then, legally, they must take on all of the risk(s) and responsibilities that a Builder typically would for them.<\/p>\n
NCHCC can be hired as an Owner\u2019s Construction Manager (CM) to help mitigate the risks and handle those many responsibilities. If you choose, we can perform all of the functions that a Builder would, including managing the actual construction of the Project, for you.<\/p>\n
Hiring NCHCC as a Construction Manager is ideal:<\/p>\n
We can provide all of the same Services that a Typical Builder would\u2026.<\/p>\n
\u2026While keeping the Owner\u2019s all-around best interests and protection in mind at all times\u2026<\/p>\n
\u2026and applying our unmatched Project Cost Management expertise\u2026<\/p>\n
All for about \u00bd the Fee that a \ud83d\udea9Typical, legitimate, Builder would charge to construct the Project for them.<\/p>\n
Owner-Builder construction offers Clients the greatest potential \u201cupside\u201d. If you have the fortitude, NCHCC will help you realize that potential.<\/p>\n
Services \u2013 being your Builder<\/p>\n
\u201cYou get what you pay for\u201d \u2013 right?<\/p>\n
On most custom Construction Projects, \ud83d\udea9Typical Builders have little incentive to control Project costs. In fact, they actually make MORE money, the higher those costs are! So, with them, you actually get \u201cLESS than what you pay for\u201d.<\/p>\n
We provide better Service for lower Fee(s). With NCHCC as your Builder, you \u201cget\u201d MORE \u201cthan what you pay for\u201d, even if that means \u201cless\u201d for us!<\/p>\n
Almost every construction issue that \ud83d\udea9Typical Builders (and their Clients) have (or will have) could be avoided altogether. The higher the Project\u2019s Total cost, the higher the unnecessary costs that result from such carelessness.<\/p>\n
Conversely, there are significant cost savings to be had and value to be added to a Project by simply being vigilant. NCHCC knows that it boils down to (4) \u201cP\u201ds:<\/p>\n
Planning and being Proactive Preempts Problems.<\/p>\n
NCHCC strives to be diligent about all things, at all times. We think strategically and act efficiently \u2013 always with the \u201cbig-picture\u201d in mind.<\/p>\n
\u201cTransparency\u201d \u2013 sharing information with Owners \u2013 and communication are
\nnecessary for success. We want Clients to be highly informed and play a key-role in the decision-making process. However, every Client is different \u2013 whether you want the \u201chighlights\u201d or to dive into the minutiae is up to you. Unlike many \ud83d\udea9Typical Builders, NCHCC has nothing to hide.<\/p>\n
Prefer to just hire a company to handle everything and build your home for you? No problem! As a Florida Certified Building Contractor, we can be hired as a Full-Service Builder to do just that.
\nTo help along the way, NCHCC can call on any of a varied group of local Architects, Engineers, Subcontractors and Vendors we have built relationships with over 25 years in the area – a deeper \u201cbench\u201d than any individual \ud83d\udea9Typical Builder has.<\/p>\n
NCHCC endeavors to be a practical Builder. We seek to advocate for and present Clients the many choices they have, advise them as to the differences between them and guide them through the entire Construction process to see a home built that meets THEIR needs \u2013 whatever they may be.<\/p>\n
We provide Clients with better, dedicated, Personal Service for a significantly lower Fee than \ud83d\udea9Typical Builders.<\/p>\n
Mike Swanson \u2013 Owner of NCHCC on being an Owner\u2019s Rep<\/p>\n
I know, firsthand, that building a Custom Construction Project in Florida is a daunting task for all involved. \ud83d\udea9Typical Builders struggle with Project Management in a difficult market, which comes at the direct expense of their Clients. You, and your Project, deserve better.
\nI am personally involved through the entirety of each Project and am directly accessible to all Clients, at all times. I guarantee rapid response to all inquiries \u2013 your Project will NEVER be held up by NCHCC. I work WITH your Architect to help make their vision for your Project become a reality. My tact is to foster and maintain a positive, not adversarial, relationship with
\nthe Builder. We are simply there to push them to do all of the things that they should already be doing for you, but don\u2019t seem to of their own volition \u2013 all without unnecessarily holding up the Project or risking its quality.<\/p>\n
NCHCC will strive to work WITH all members of the team, however we work FOR you. In the inverted market, that difference is key: I am not beholden to anyone except you \u2013 my Client.<\/p>\n
I bring my Midwest work ethic, knack for anticipating problems, analytical skills and attention-to-detail to bear on every Project. By being ethical, objective and fair, I\u2019m able to resolve problems quickly.<\/p>\n
No matter where you\u2019re at in the process \u2013 just starting to scribble design ideas on napkins or about to write a Final Payment check to a Builder \u2013 you need someone in your corner that you can count on to always look out for your best interests.<\/p>\n
Whether we build FOR you, “WITH” you or act “AS” you, that \u201csomeone\u201d is NCHCC.<\/p>\n","url":"https:\/\/yourownersreporbuilder.com\/","url_text":"yourownersreporbuilder.com","main_services":"Naples Custom Home Cost Consulting","image_1":"https:\/\/diib.com\/featuredmembers\/wp-content\/uploads\/2025\/02\/yourownersreporbuilder1.jpg","client_review":"","why_we":"","history":"","image_2":false,"image_3":false},"yoast_head":"\n