Service 03
Construction Management
Your architect delivered beautiful drawings. Now you need someone to turn them into a building without the budget drifting 20% north and the schedule sliding three months east. You need a construction manager who will bid every trade competitively, approve every invoice against the contract, and give you a weekly report you can hand to your lender or board — not a GC who marks up subcontractors and hopes you don't ask questions.
Construction Management vs. General Contracting: Which Fits Your Project?
Construction management (CM) gives you full transparency: open-book bidding, cost-plus-fee pricing, and direct contracts with every subcontractor. You see every bid, approve every invoice, and know exactly where every dollar goes. The CM's fee is separate and visible — typically 3–8% of construction cost depending on project size and complexity.
General contracting (GC) gives you a single fixed price. The GC absorbs risk in exchange for a markup you don't see. This works when you have a complete set of drawings, want price certainty, and don't need (or want) visibility into subcontractor pricing.
Choose CM when: you have a board or lender that requires cost transparency, the project scope may evolve during construction, or you want to maintain direct relationships with key subcontractors. Choose GC when: you have a finished design, want one number, and prefer to delegate all coordination.
Owners, institutions, and boards that require cost transparency, open-book bidding, and documented decision-making throughout construction.
Not the right fit if you want a single fixed price with no visibility into subcontractor costs, or if the project is small enough (under $500K) that the CM fee doesn't justify the overhead.
Speak with Danto
Get a straight answer on feasibility, budget, and schedule for your project.
Schedule ConsultationWhat 40 Years in This Market Teaches You.
Broward County's 31 municipalities each have their own inspection cadence — some do same-day inspections, others require 48-hour scheduling. We build inspection timelines into the critical path so failed inspections don't cascade into schedule delays.
Hurricane-season risk management: we require all subcontractors to maintain site-securing protocols and carry builder's risk insurance that covers named storms. Dry-in milestones are non-negotiable before June 1.
High water table and dewatering: most of Broward and eastern Miami-Dade sits 3–6 feet above the water table. Foundation work requires dewatering plans approved by SFWMD, adding 2–4 weeks to the early schedule if not planned in pre-construction.
40/50-year building recertification: if your project involves an existing structure in Broward or Miami-Dade, recertification requirements may expand your renovation scope. We identify this in pre-construction, not after permits are pulled.
How We Run It
Pre-Construction Coordination
Deliverable: Constructability review + preliminary budget
We review your architect's drawings for buildability issues, identify long-lead items, and produce a preliminary budget broken into 16 CSI divisions so you know where the money goes before bidding starts.
Competitive Bidding
Deliverable: Open-book bid tabulation with 3+ bids per trade
Every trade is bid to a minimum of three qualified subcontractors. You receive the full bid tabulation — not just our recommendation, but every number, so you can see the spread and make informed decisions.
Construction Oversight
Deliverable: Weekly owner report + 3-week look-ahead + monthly pay application
Daily site presence, weekly progress reports with photos, a rolling three-week look-ahead schedule, and monthly draw-ready pay applications formatted for your lender's requirements.
Quality & Safety Management
Deliverable: Daily inspection logs + safety incident reports
Every subcontractor's work is inspected before it's covered. Safety meetings are documented. Incidents (if any) are reported within 24 hours with root-cause analysis and corrective action.
Closeout & Turnover
Deliverable: Punch list with sign-off + closeout binder
Systematic punch list with photo documentation, final inspections coordinated with the jurisdiction, and a complete closeout binder: warranties, as-builts, O&M manuals, and lien releases.
Questions You May Have
What is your CM fee structure?
Our CM fee is typically 3–8% of construction cost, depending on project size, complexity, and duration. On a $3M project, expect 5–6%. On a $10M+ project, 3–4%. The fee covers pre-construction coordination, full-time site supervision, project management, and closeout. It's a separate line item — you always know exactly what you're paying for management versus construction.
How do you handle change orders in an open-book arrangement?
Every change order starts with a written scope description, three subcontractor quotes (where applicable), and our recommendation. You approve before work proceeds. There's no markup on changes beyond our stated fee percentage. If a change is caused by a design error, we document it for your architect's E&O carrier.
Can you work while my facility stays open?
Yes — we've managed occupied renovations for medical offices, retail spaces, and office buildings. It requires phased construction, dust barriers, after-hours work for noisy trades, and clear communication with your tenants. We produce a phasing plan during pre-construction that minimizes disruption and maintains life-safety compliance throughout.
What reporting do I receive and how often?
Weekly: progress report with site photos, updated schedule, and open-issue log. Monthly: pay application with backup documentation, cost report showing budget vs. actual by trade, and cash-flow projection. On request: daily logs, inspection reports, and RFI tracking. Everything is formatted for lender draw requirements.
Ready to bring your vision to life? Let's talk.
Whether you are evaluating a site, preparing a renovation, or planning a ground-up commercial development, an early conversation can help you clarify scope, timelines, budget considerations, and next steps.