OWNER's REPRESENTATIVE services

• Develop and maintain lines of communication among Client, RLW Group, and external service providers to ensure effective communication and timely issue resolution. 
• Lead and document project-related meetings to ensure that project goals and objectives are met. Document all significant items that require follow up or resolution. 
• Develop and maintain a comprehensive Project Directory including all contact information for each team member. 
• Attend, as required, scheduled Executive Leadership Meetings. Present status updates on progress and critical issues that require action. 
• Lead the budget review process at required milestones. Work in partnership with the Project Team to develop budget and/or scope of work reduction strategies to best support the budget. 
• Lead value-engineering efforts and document the opportunities and results of those efforts. 
• Lead Owner/Architect/Contractor Team meetings. Assist with the development and distribution of a comprehensive Action Items Log to track all critical and time sensitive project issues and to identify the party responsible for resolution. 
• Develop and distribute a monthly Project Status Summary containing design and construction progress, updated budget documentation, updated schedule documentation, and outstanding issues requiring executive action. 

Procurement of Project Team 

• Develop a comprehensive list of service providers, to include their general scopes of services, that may be required during the project for review and approval by the Client. Required service providers for all phases of the project may include, but are not limited to: Materials Testing Services, Signage and Wayfinding Consultant, Artwork, Furniture & Furnishings, & Transitional Move Management Planner 
• Provide Client with a strategy to procure required services utilizing existing or known service providers and new service providers to capitalize on available expertise. Review scopes of services to eliminate any overlaps or gaps in service. 
• Develop a comprehensive Request for Proposal (“RFP”) for distribution to preferred firms. Manage the information flow during the RFP process and respond to questions and issues raised by responding firms. The RFP may include proposed agreements for the major service providers to allow for review and comment by shortlisted firms. 
• Coordinate a work session/interview with each shortlisted firm to review questions regarding proposals, concepts presented in the proposals, and to allow interaction with proposed team members and Client leadership. Lead the work sessions and document significant discussions. 
• In coordination with Client counsel, review and provide feedback for all services agreements as they are procured. 
• Assist Client with negotiations.  

Project Budget 

• Assist in the development and review of the comprehensive Project Budget to include all costs associated with the development of the Client's project. The Project Budget will include significant components of the project to include design fees, phasing impact costs, consulting fees, testing, inspection and regulatory fees, construction, contingencies, escalation, and other miscellaneous costs. 
• Identify project costs associated with overall site development to include impact fees. 
• Update, monitor, and maintain the Project Budget. Develop potential budget reduction strategies if budget updates indicate overages beyond accepted margins. 
• Review and negotiate all change orders and change requests to ensure they comply with contract terms and are fair and equitable according to market values.

Project Schedule 

• Review and provide feedback for the General Contractor’s comprehensive Project Schedule that identifies and includes all significant planning and construction activities as well as Client-approval activities and major milestones. The Project Schedule may include financing activities, any remaining design activities, construction, information technologies planning, furniture/fixtures/equipment procurement, project phasing, commissioning, occupancy, and closeout. 
• Include items of significant site development activity which will serve as planning and logistical constraints to this project. 

Project Development and Buyout

• Review the proposed contract submitted by the Construction Manager to determine whether scope and cost are adequately addressed and detailed. 
• Participate in the pre-qualification of potential subcontractors and vendors. 
• Assist in the review of the construction schedule. Coordinate phasing and site logistics with the overall Project Schedule. 
• If construction budget estimates exceed approved amounts, facilitate a comprehensive value-engineering effort to help realign project scope and budget. If necessary, include other project costs in the value-engineering process. 
• Assist the Client in the evaluation and acceptance or rejection of value engineering and budget reduction alternatives. Work with the Project Team to implement accepted alternatives. 
• Participate in the buyout process.
• Assist in identifying potential additional savings opportunities.  

Construction Administration 

• Facilitate clear lines of communication between the Project Team and Client leadership. 
• On a regular basis, review the Construction Manager’s Submittal, Request for Information, and Change Order Logs to track resolution of issues and to provide Client input when necessary. 
• Monitor the preparation and submittal of change orders for compliance with contract terms for the validity of proposed changes, and to ensure changes are fair and equitable according to market values. Make recommendations regarding approval of all change orders. 
• Provide oversight and feedback to the Construction Team to facilitate Project Budget and schedule compliance. 
• Monitor the results of quality control initiatives and whether corrective measures are taken as required. 
• Manage the Project Team to facilitate the coordination of shutdowns, tie-ins, road closures, and deliveries of  materials as required to support the project.  

Oversight of Facility Certification and Occupancy

• Orchestrate a thorough close-out process. This process will provide for financial close-out as well as a comprehensive transfer of project documentation and contractual close-out documentation.  

Retainer Agreement for review and feedback of a Client's potential projects.

Assistance to help realign a project with budget and schedule.