Project and capital management is owner’s representation: we run the budget, the schedule, the purchasing, and the trades on your behalf so you are not managing a build you do not have time to manage. It is for investors, spec builders, landowners, and out-of-state clients funding construction they cannot supervise daily.
What it is
Somebody has to own the schedule, the money, and the decisions. On most projects that person is the owner, whether they signed up for it or not. We take that role.
Budget control means a line-item budget, tracked against actual costs, with variances reported before they become overruns rather than after. Purchasing means we buy materials and contract trades using established pricing and relationships instead of one-off quotes. Schedule management means a real sequence with real durations, held accountable weekly. It also means someone reads the pay applications, verifies the work is in place before a draw is requested, and pushes back on change orders that are not the owner’s responsibility — which is usually where owner’s representation pays for itself. For communities and multi-unit projects, we also handle ongoing community maintenance management after delivery.
What you receive
Owner’s representation · line-item budget development and cost control · bid solicitation, leveling, and trade contracting · purchasing and material procurement · master schedule development and weekly schedule management · pay application and draw request review · change order review and negotiation · lien waiver tracking · quality and progress inspections with photo documentation · monthly owner and lender reporting · closeout, warranty, and turnover coordination · community maintenance management
When you need it
When you are funding a build you cannot be on site for — out-of-state owners, second-home clients, and passive investors. When you are running more units than your team can supervise, because carry cost on inventory is unforgiving and schedule slip is the most expensive line item nobody budgets for. When a lender or investor group requires independent reporting on draws and progress. When a project is already in trouble — budget overruns, a stalled schedule, or a contractor dispute are all easier to fix with someone accountable in the middle of them. And when you own land and want it developed without becoming a developer yourself.
How it fits into a Mack Development build
On a Mack Development build, project management is not an extra service — it is how we run every job. The budget, the schedule, the purchasing, and the trade management described here are included in the construction contract. Where it becomes a standalone engagement is when you are building or developing without us: another builder, another site, another market. In that case we act purely as your representative, and the fact that we engineer and build ourselves is why we can tell whether a change order is legitimate.
Frequently asked questions
What does an owner’s representative actually do?
Represents your interests against everyone spending your money. In practice: builds and tracks the budget, contracts and manages the trades, holds the schedule, reviews and approves pay applications and draw requests, verifies work is in place, negotiates change orders, and reports progress to you and your lender. You keep decision authority; we do the work and give you the information to decide with.
Can you manage a project you are not building?
Yes. Owner’s representation and capital management are offered as standalone services on projects built by other contractors, including projects already under construction. Our value there comes from having engineered and built the same work ourselves, which is why we can tell a legitimate change order from a padded one.
How is project and capital management priced?
Typically as a percentage of construction cost or a fixed monthly fee, depending on project size and duration, and defined in a written agreement before work starts. On a Mack Development build, management is included in the construction contract rather than billed separately.
What is community maintenance management?
Ongoing management of shared infrastructure and common areas after a community is delivered — detention ponds and stormwater facilities, entry features, common landscaping, roads, and amenities before or alongside an HOA transition. Stormwater facilities in particular carry long-term maintenance obligations that are enforceable, and they are commonly neglected.