Service 07
Owner's Representative
You're investing $2M–$20M in a South Florida construction project, but you're based in New York, Toronto, or Chicago. You can't be on site every day. You don't know which local architects understand your building type, which subcontractors are reliable, or whether your GC's pay application reflects actual progress. You need someone on your side of the table — not the contractor's side — who knows this market and will protect your interests as if the money were their own.
When You Need an Owner's Rep vs. When Your GC Relationship Is Enough
You need an owner's representative when: you're an out-of-state or out-of-country owner without local construction staff; your organization (HOA, nonprofit, government) requires independent oversight for fiduciary accountability; you're managing multiple simultaneous projects and can't give each one daily attention; or you've had a bad experience with a contractor and want independent verification of progress and billing.
Your GC relationship may be sufficient when: you have in-house construction staff who can review pay applications and visit the site weekly, you've worked with this GC on multiple successful projects and trust their reporting, or the project is small enough (under $500K) that the owner's rep fee doesn't justify the oversight.
The owner's rep is not a replacement for a GC — we don't build the building. We represent your interests during the process: reviewing bids, verifying progress, approving pay applications, attending inspections, and ensuring the finished product matches the contract documents.
Out-of-state and out-of-country owners, HOAs, nonprofits, and organizations that need independent oversight and local expertise for fiduciary accountability.
Not needed if you have experienced in-house construction staff who can visit the site weekly and review pay applications, or if the project is small enough that the fee exceeds the risk it mitigates.
Speak with Danto
Get a straight answer on feasibility, budget, and schedule for your project.
Schedule ConsultationWhat 40 Years in This Market Teaches You.
Local market knowledge: we know which architects specialize in your building type, which GCs are reliable in your price range, and which subcontractors are overcommitted this season. This saves you months of due diligence.
Permitting liaison: South Florida's permitting landscape is fragmented across 31+ municipalities. We attend pre-application meetings, track plan review status, and coordinate inspector access — so you don't need to learn each jurisdiction's process.
Out-of-state owner challenges: Florida's construction lien law, contractor licensing requirements, and building code (especially HVHZ) differ significantly from other states. We ensure your contracts and processes comply with Florida-specific requirements.
Canadian investor expertise: we've represented multiple Canadian owners building in South Florida. We understand the cross-border tax implications, currency considerations, and the specific challenges of managing a US construction project from Canada.
How We Run It
Team Assembly
Deliverable: Recommended architect/GC shortlist + interview facilitation
If you don't have a local team, we recommend architects, engineers, and contractors we've worked with — vetted for your project type and budget. We facilitate interviews and help you evaluate proposals.
Contract Review
Deliverable: Contract markup + risk assessment memo
We review your construction contract for gaps, ambiguities, and one-sided provisions. You receive a marked-up version with our recommendations and a risk assessment memo highlighting the top 5 issues to negotiate.
Construction Oversight
Deliverable: Bi-weekly site reports + pay application review + photo documentation
We visit the site on your behalf, verify that work matches the schedule and contract documents, review every pay application against actual progress, and provide you with photo-documented reports.
Issue Resolution
Deliverable: Change order analysis + dispute documentation
When change orders arise, we analyze whether they're legitimate scope changes or contractor errors. When disputes occur, we document the facts and help you resolve them — or prepare for mediation if necessary.
Closeout Verification
Deliverable: Punch list review + warranty verification + final payment recommendation
We walk the punch list independently, verify that all warranty documents are complete and accurate, and recommend final payment only when the project meets contract requirements.
Questions You May Have
What does an owner's representative cost?
Typically 2–5% of construction cost, depending on the level of involvement. Full-time on-site presence (large projects) runs higher; periodic oversight (bi-weekly visits + pay app review) runs lower. On a $5M project, expect $100K–$250K for full-service representation over a 12–18 month construction period.
Can you serve as owner's rep if Danto Builders is also the GC?
No. Owner's representation requires independence from the construction team. If we're building the project, we can't also represent the owner's interests against ourselves. We offer owner's rep services only on projects where another firm is the general contractor.
I'm based in Canada — can you help me build in South Florida?
Yes. We've represented multiple Canadian owners on South Florida projects. We understand the cross-border considerations: US entity formation, Florida contractor licensing requirements, lien law differences, and the communication challenges of managing construction across time zones and borders.
What authority does the owner's rep have on site?
Whatever authority you delegate. Typically: authority to approve or reject work quality, authority to verify pay application accuracy, and authority to attend inspections on your behalf. We do not have authority to change the scope, approve change orders, or direct the contractor's means and methods — those decisions remain yours.
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.