FAQ
The Questions Developers Ask
Written for the person carrying the pro forma.
Bring the site, the unit count and the drawings at whatever stage. You get a range, the drivers, and an honest read on the pro forma.
FAQ
Multifamily and mixed-use construction in Florida
- When should we bring in a GC?
- Entitlement or early DD. By bid the cost decisions are already made.
- Which typology is cheapest per unit?
- Garden, generally — and it only works where land is cheap enough to spread out.
- What is the biggest podium risk?
- Everything below the transfer slab. Dewatering and excavation especially.
- Do you self-perform below-grade?
- Yes. Dewatering, SOE and deep foundations.
- Is concrete worth the premium?
- Near the coast, frequently, once maintenance over the hold period is in the model.
- Where should contingency sit?
- A visible line with a written drawdown process and owner approval per draw.
- Does contingency cover contractor errors?
- It should not, and with us it does not.
- Why do draws get rejected?
- Lien waivers, stored materials and reconciliation. Ask your lender for their last three rejection reasons.
- Who carries escalation?
- It should be explicit in the contract. Shared with a threshold and cap is usually honest.
- What is early buyout?
- Buying volatile materials at award to lock price. Costs cash flow, buys certainty.
- What causes most delay?
- Permitting, below-grade conditions, long-lead equipment. Order switchgear and elevators absurdly early.
- Can retail go in later on a mixed-use?
- Only if grease and exhaust routing was designed in. Retrofitting through residential is often impossible.
- What kills adaptive reuse?
- Floor plate depth. Test-fit before the pro forma hardens.
- Will you price without borings?
- Not below grade.
- Will you tell us the deal does not work?
- Yes, at entitlement. It costs us the project and it is the right time to say it.
Still not answered?
Call (954) 807-3208. If the deal does not work at these numbers, that is what you will be told at entitlement rather than at bid.
What we build
Garden Apartments
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Wrap & Texas Donut
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Podium
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Mid-Rise Concrete
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Mixed-Use
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Adaptive Reuse
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Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.