• Committee and Stakeholder Meetings
  • Serve as Owner’s Voice to Architect and Contractor
  • Provide platform for quick effective decision-making
  • Monthly project progress reporting to Owner
  • Dispute management and resolution


  • Develop/manage comprehensive schedule of all development activities
  • Review construction schedule weekly
  • Schedule realization


  • Budget control + Cost management
  • Contingency management
  • Job cost accounting
  • Bank loan request processing
  • Project Invoice approval
  • Change order evaluation and negotiation
  • Value engineering recommendations + oversight


  • Project Team and Document Audit
  • Document Control
  • Compliance with contract documents
  • Project Compliance and Inspections
  • Quality Assurance
  • Owner Inspection Reports
  • Photo Documentation of Project Progress


  • Oversee compliance of all close-out procedures
  • Oversee Punch-list Completion
  • Secure all Final Certificates (substantial completion, occupancy, etc.)
  • Conversion of Construction Loan to Permanent
  • Transition Owner from Construction to Operations
  • Facilitate Owner Move-in + Start-up
  • Coordinate FF+E procurement and installation

"An independent owner’s representative has the ability to provide unbiased decision making where all members of the team are held accountable on deliverables while also keeping the entire team focused on the end goal."

— Pete AlcornPresident at K+L