Owner-side construction management · Hampton Roads
Projects don’t fail in the field.
They fail in the gaps.
Between the money, the lender and the builder, nobody owns the scope, the draws or the paper trail. We do. Investors, lenders, builders and homeowners get one shared record from first review to closeout, and licensed partners do the building.
Who we work for
Four seats at the table. One record they all trust.
Every construction project has someone putting up money, someone lending against it, someone building it, and often a family who has to live in it. Pick your seat.
Protect the margin you underwrote.
Rehabs, new builds and small developments with a real budget, leveled bids, and draw files a lender can approve.
For investors Lenders & private capitalGet stalled files moving.
Cleaner borrower files and a plan to finish, while your inspector stays fully independent.
For lenders Licensed buildersMore starts. Fewer holdups.
Permits, draws, waivers and closeout handled by our desk, so you can run more homes without hiring an office.
For buildersOn your build, who works for you?
The builder is paid to build. The lender’s inspector protects the loan. We are paid only by you.
Starting from a lotRescuing a stalled buildThe problem
Everyone does their job. The project still bleeds.
The builder prices what it can see. The lender funds against paper. The owner signs and hopes. The money leaks out in the handoffs between them.
Scope
A bid prices the visible work. Hidden conditions show up later as change orders nobody planned for.
Fit
The wrong builder for the funding model. Cash runs short mid-job and the crew moves on.
Draws
Missing waivers, photos that don’t match the line, unsigned changes. The draw sits.
Schedule
Permits, inspections and trades drift a week at a time. Carrying cost doesn’t wait.
Closeout
Punch lists, final waivers and warranty papers that nobody owns, so the file never closes.
Sources: Rabbet 2024 and 2025 Construction Payments Reports; Harvard Joint Center for Housing Studies, Census BITS data; U.S. Census Bureau via NAHB (2024).
The three-sided model
Capital, controls, construction. Each side in its lane.
We sit between the money and the field. We don’t lend, we don’t build, and we don’t hold funds. We make the scope, budget, team, schedule, draws and closeout work together.
Owns the decision.
- Provides the capital
- Sets the return and quality target
- Approves every major decision
- Owns the risk and the reward
Controls the gaps.
- Validates scope and budget
- Structures the team and the funding path
- Runs schedule, change control and draw files
- Documents progress through closeout
Builds the work.
- Holds the build contract and permit
- Performs the licensed work
- Runs means and methods in the field
- Provides invoices, waivers and closeout
Licensed partners build; we protect every stakeholder’s money and timeline.
What we do
Start where your project actually is.
Before the lot, mid-build, or stalled with a half-finished frame. Each service is a fixed scope with a written deliverable.
Owners, investors & homeowners
Build-Ready
Lot to signed builder contract: feasibility, design budget, permits, lender package, leveled bids.
Build-Ready Full cycleDevelopment & Construction Management
Owner’s representation from feasibility through closeout.
See the service During the buildOwner Project Controls
You keep your builder. We keep the draws, waivers, change orders and closeout file clean.
See the service BuildoutsCommercial & TI
Restaurant, retail and office buildouts: one scope, leveled commercial bids and pay-app control through opening.
See the service Refinance or saleMultifamily & Light Commercial
Refinance-Ready Renovation: a cost-to-cure budget and controlled draws for small multifamily and light commercial.
See the serviceWhen a project stalls
Rehab Rescue
Scope audit, budget-to-complete, lender-ready draw package and a go / no-go recommendation, on a 10-business-day target.
Rehab Rescue Stalled new constructionNew Build Rescue
For a new home that lost its builder or lost control. Facts first, then a path to finish, through decision gates you control.
New Build RescueLicensed builders
Builder Partners
Permit Management and Builder Project Controls: the office around your field, on flat monthly tiers.
Builder Partners Your own dealsBuilder to Developer
Screening, underwriting, feasibility and the lender package, so the next house you build is yours.
Builder to DeveloperStorm and flood coordination, remote owner care and sustainable building are on the full services map, with who each one is for.
See every serviceHow it works
Five phases. No guesswork between them.
Every engagement starts with a short call and ends with a closed file. Licensed partners do the field work; we run the owner side in one JobTread record.
| Phase | What happens | What you have after |
|---|---|---|
| 01 · Qualify | We confirm fit, ownership, funding and timeline, and recommend a service level: full management, lighter coordination or a one-time review. | A clear next step, or a straight no-fit |
| 02 · Assess | Property, documents, photos, goals, existing contracts, access and constraints. | The real scope and the known risks |
| 03 · Align | Scope, schedule assumptions, partners, budget logic, draw structure and decision points, before work begins. | A plan every party has signed onto |
| 04 · Execute | Licensed partners build. We run schedule, change control and draw files in JobTread, with regular photos. | A live record anyone on the file can check |
| 05 · Closeout | Punch list, final waivers, warranty documents, completion records and handoff. | A closed file and an archived record |
Standards
Commitments we hold ourselves to.
We don’t promise what a lender, inspector or city decides. We promise how we work.
Licensed GC and trade partners hold the contracts, pull the permits and run the field. We don’t act as the GC.
Deposits, client-funded purchasing, supplier terms or lender draws fund the work. We never front costs or hold construction funds.
We take no margin on labor or materials. Any relationship with a bidding builder is disclosed in writing.
Process commitments and written targets, never guaranteed approvals, schedules or returns.
Experience behind the desk
Built by people who have built.
Custom homes, commercial projects, renovation and storm restoration. Our founder, Dan Sherman, spent more than 25 years in capital markets, fintech and software, so draw schedules, lender files and job cost are our everyday language.
Leadership and licensed partner builders, including prior firms. Roles and references available on request.
“They managed schedule and coordination clearly from start to turnover.”David T · Virginia Beach
Questions
Straight answers.
Are you a general contractor?
No. Licensed GC and trade partners hold the build contracts, pull permits and do the licensed work. We work on the owner side: scope, budget, builder selection, funding path, schedule, change control, draw files and closeout.
Who pays you?
Whoever hires us, under a written engagement. Owners and investors pay for owner-side work, builders pay for their back office, and borrowers pay for a Rescue. We take no compensation from lenders and no markup on labor or materials.
Do you lend money or front construction costs?
No. Work is funded through deposits, client-funded purchasing, supplier terms or lender draws. We don’t treat your project as our financing, and the money never runs through us.
Do you inspect or approve draws for the lender?
No. We build a clean, complete draw file. The lender and its inspector stay independent and make the call.
What does it cost?
Fixed fees for reviews and monthly fees for ongoing controls. A Rehab Rescue starts at $1,500 for a single-family home. The services map shows each offer, and we quote after a short call.
Where do you work?
All of Hampton Roads from our Norfolk office: Norfolk, Virginia Beach, Chesapeake, Suffolk, Portsmouth, Newport News, Hampton and Williamsburg.
How do we start?
A short call. We ask about ownership, funding, timeline and the one problem costing you the most, then tell you plainly whether we fit and what the first step is.
Your next step
Close the gaps before they cost you.
A short call: your project, your seat at the table, and what we’d do first.
Licensed partners build · One shared record · The money never runs through us