Construction Management
What an Owner's Representative Actually Does During a Rebuild
What the role covers, what drives its cost and how it differs from a construction manager.
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Construction Management
Owner's RepresentativeServices
One person on your project whose only job is protecting your interest: checking the bids, the budget, the schedule, the change orders and the work itself, from the first drawing to the last punch list item.
For Developers, Owners & HOA Boards
Independent Oversight That Answers Only to You
On most projects every party has an interest of its own. The architect protects the design, the contractor protects its schedule and margin and the lender protects the loan. The owner's representative is the one role that exists only to protect the owner. PCC does not build projects or hold trade contracts, which is what keeps that advice independent.
Preconstruction & Feasibility
Budget, schedule and constructability review before the design is locked. Site feasibility on new development.
Bid Review & Contractor Selection
Bids checked for scope gaps, not just price, with licensing and track record confirmed before a contract is signed.
Contract Construction Terms
Review of scope, schedule, allowances, retention and change order provisions from the construction side, alongside your counsel.
Budget, Schedule & Pay Applications
Independent tracking against the contract, with each pay application checked against the work actually in place.
Change Orders & RFIs
Every change order tested against the original scope and a fair price before you approve it.
Site Observation & Closeout
Regular site visits against the plans and specifications, then punch list, warranties and a complete turnover file.
01
Who We Represent
- Developers: multifamily and commercial projects from feasibility and entitlements through construction and closeout.
- Property owners: renovations, additions and rebuilds where the owner cannot be on site every week.
- HOA and condominium boards: repair programs that follow a balcony inspection, a water intrusion investigation or a reserve study.
- Owners after a loss or settlement: insurance-funded or settlement-funded rebuilds where the money has to produce the repair it was meant for. See post-settlement construction management.
- Institutional owners: capital projects delivered under design-build or design-bid-build.
02
What the Role Covers, Phase by Phase
- Preconstruction: confirm the program and budget, review the design for constructability and cost, set the master schedule and choose the delivery method.
- Procurement: prepare the bid package, qualify bidders, level the bids line by line and support the owner and counsel through the contract.
- Construction: run or attend owner-architect-contractor meetings, track budget and schedule, review pay applications, RFIs, submittals and change orders and observe the work before it is covered up.
- Closeout: punch list, inspections and certificate of occupancy, warranties, as-built drawings and a turnover file the owner can use for years.
Scope can be approved one phase at a time, so an owner can start with bid review or a budget check and decide on construction oversight later.
03
Owner's Rep, Construction Manager or General Contractor?
The general contractor builds the project. A construction manager at risk also builds it, usually under a guaranteed maximum price, so it carries its own risk and margin. An agency construction manager advises the owner without holding trade contracts. The owner's representative works only for the owner and reviews the work of whichever of those the project uses. The practical test is two questions: who pays this person and does this person earn more when the construction cost goes up? For an owner's rep the answers should be the owner and no.
For more detail, including what drives the cost of an owner's rep, see what an owner's representative does and what it costs.
04
Experience From Both Sides of the Table
Our principal brings more than 35 years in architecture and construction to the role. He has served as owner's representative on public university capital projects delivered under design-build and design-bid-build. On the developer side he carried multifamily developments from entitlement through construction and closeout in California, Missouri, Idaho and Colorado. He has also run construction administration for architects on multifamily work and on a major airport terminal program.
That background matters because an owner's rep has to read a project the way the contractor and the architect do in order to protect the owner from both. When you retain PCC, the principal does the work. It is not handed to junior staff.
How It Works
How an Owner's Rep Engagement Runs
- Discovery & conflict check: the project, the site, the team already in place, the goals and a conflict check.
- Scope & proposal: which phases you need, how often we are on site and what you receive each month.
- Preconstruction & procurement: budget, schedule, bid review and contract support.
- Construction oversight: meetings, site observation, pay applications and change orders, reported to you in writing.
- Closeout & turnover: punch list, warranties, as-builts and a documented project record.
Frequently Asked
Owner's Representative: Quick Answers
What does an owner's representative do?
An owner's representative manages a construction project on the owner's behalf and answers only to the owner. The work typically covers bid review and contractor selection, review of the contract's construction terms, budget and schedule tracking, pay application and change order review, site observation and closeout. The rep does not build the project and holds no construction contracts.
How is an owner's representative paid?
Commonly by an hourly rate, a monthly retainer, a fixed fee for a defined scope or a percentage of construction cost. The fee depends on scope, project duration, how often the rep is on site, complexity and travel. PCC quotes each engagement after reviewing the project documents. Scope can be approved phase by phase.
When should an owner hire an owner's representative?
As early as possible, ideally before a contractor is selected. On new development the role can start at site feasibility and entitlements. On a rebuild or repair program it should start before bids are reviewed, so the scope, budget and contract terms are checked before they are locked in.
Is an owner's representative the same as a construction manager?
Not always. A construction manager at risk holds the trade contracts, usually guarantees a maximum price and carries its own construction risk and margin. An agency construction manager advises the owner for a fee without holding trade contracts and is close to an owner's rep in role. An owner's representative works only for the owner and can review the work of a general contractor, a design-builder or a construction manager at risk.
Does PCC perform the construction?
No. PCC does not build projects or hold trade contracts. It represents the owner and works alongside the owner's contractor, design team and counsel, which is what keeps its advice independent.
Where does PCC provide owner's representative services?
PCC is based in Laguna Beach, California and works across California and nationally. Our principal has managed multifamily developments on the developer side in California, Missouri, Idaho and Colorado.
PCC is a construction forensics and construction management firm, not a law firm or a contractor. Contract review is from the construction side and works alongside the owner's counsel.
From PCC Insights
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Owner's Representative
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