Overview
Not every association brings in an owner's representative from day one. Some projects are already procured: the contract is signed, the contractor is mobilizing, and the board needs help watching pay applications, change orders, schedule movement, and project documentation.
Construction Oversight as a standalone service exists for this case. The scope is narrower than full owner's representation, the engagement mobilizes faster, and the fee structure is calibrated to in-construction work. The discipline is the same: payment, approvals, changes, and closeout are reviewed independently, for the Board, before the Board acts on them.
What’s Included
Cost Controls
- Schedule of Values review at contract execution
- Pay application review and recommendation
- Change order analysis, negotiation, and board recommendation
- Cost-to-complete reporting
Schedule & Quality
- Schedule review and float analysis
- RFI and submittal log management
- Tracking and flagging apparent deviations from the contract documents for the team and Board
- Independent owner’s-representative field observations, working alongside (not in place of) the engineer’s observation of record
Closeout
- Punch list development and verification
- Lien release tracking
- Warranty package consolidation
- Final reconciliation
Common Questions
What does construction oversight cover for an association?
The in-construction phase of a project that's already under contract: reviewing pay applications, analyzing change orders, tracking schedule and documentation, and coordinating closeout, all on the association’s behalf.
How is this different from full owner's representation?
Full owner's representation starts before procurement, with scope, bids, and contract. This service picks up after the contract is signed, with a narrower scope, faster mobilization, and a fee calibrated to in-construction work.
Is it too late to bring in oversight after construction has started?
No. Any time before final payment, independent review can still catch overbilling, weak change orders, and closeout gaps. Earlier is better, but mid-project engagement is common and effective.
Isn't this the architect's or engineer's job?
The design professional administers the design intent and the construction contract on the technical front. This service watches the same project from the association's financial and schedule position: payment, changes, and the record. Different seat at the same table.
What does Greenberg Advisory not do in this role?
Greenberg Advisory does not design, engineer, or perform the work, and does not replace the contractor's own project management. It independently reviews what they produce: payment, changes, schedule, and closeout, for the board.
When to EngageAny time before final payment. Earlier is better, but mid-project engagement is common and effective.
Certification and statutory compliance rest with the engineer, architect, or other retained professional of record; Greenberg Advisory reviews, tracks, and recommends, and does not certify, approve, or replace those roles.
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