01
Excavation and foundation
Survey, shoring, and underpinning where the neighbors require it; then excavation and foundations. Special inspections begin here and continue through the structure.
04How We Work
Construction
In-house general contracting and construction management, from permit to certificate of occupancy.
FM Alliance is the firm's construction company: a licensed and insured general contractor that also provides construction management. On each project ownership decides, case by case, whether FM Alliance builds it or manages an outside contractor who does — by size, type and location, and by what is best for the project. Either way the price is checked against a number the firm built itself, and the contract is administered on ownership's side from permit to certificate of occupancy.
Carried byFM AllianceStage 04 of 06Construction
What this stage produces
The leveled bids, with FM Alliance's own price beside them; the executed construction contract; a monthly construction report — budget against actual, cost-to-complete, schedule against plan, the change-order log — in the same format from first draw to last; the draw package behind each capital call; and the certificate of occupancy.
04.A · Who builds it
One sheet, with the firm's own number on it.
The bid package goes out on the construction documents signed off in Entitlement. FM Alliance prices it like any bidder; outside contractors price it alongside. Ownership awards on the leveled sheet — to FM Alliance or to an outside contractor — never by default.
Bid leveling · by trade
FM AllianceAwardedContractor BContractor C
Excavation & foundation
Superstructure
Envelope
Mechanical, electrical, plumbing
Interiors & finishes
General conditions
Leveled total
01
Bid package
Construction documents, the milestone schedule, general conditions and the form of contract, issued to FM Alliance and to outside contractors the firm has built with before or has qualified.
02
Leveling
Each bid is broken out by trade and adjusted for exclusions, allowances and scope gaps until all of them price the same work. FM Alliance's number is built from the firm's own trade costs, so the sheet has a floor the firm can stand behind: a bid far below it is examined, not accepted.
03
Award and contract
Usually lump sum, adjusted where another form serves the project better. The same form of contract whoever builds: scope, schedule, payment terms, retainage, insurance and the change-order procedure. Signed by ownership and administered on ownership's side.
Representative sheet; figures are illustrative. On other projects the award goes to an outside contractor, with FM Alliance managing the work.
04.B · Permit to certificate of occupancy
The site, phase by phase.
Whether FM Alliance builds or manages, its team is on site through every phase. Inspections, sign-offs and agency close-outs are scheduled ahead of the work they release, not after it.
FoundationStructureEnvelopeInteriorsClose-out
02
Superstructure
Concrete or steel, floor by floor. The schedule is re-forecast each month against the pour or erection rate actually achieved, not the one planned.
03
Envelope
Façade, windows and roof. The building is closed in before the interior trades mobilize; the weather-tight date is a milestone in the capital-call schedule.
04
Systems and interiors
Mechanical, electrical and plumbing rough-in, then finishes — unit by unit, each trade inspected as it completes.
05
Close-out
Final inspections, agency sign-offs, the certificate of occupancy. The project is released to Sales or leasing and, where the plan calls for it, to refinancing.
04.C · The draw
Nothing is released without its backup.
Each draw is a construction milestone in the capital-call schedule set in Capital. The contractor requisitions — FM Alliance or an outside contractor, on the same terms — and the package is reconciled on ownership's side before any capital moves.
01 · Requisition
L3
02 · Invoices
L3
03 · Lien waivers
L3
04 · Inspection
L3
05 · Reconciliation
L3
06 · Release
L3
Released
- 01
Requisition
The contractor's application for payment, by trade, against the schedule of values in the contract.
- 02
Invoices
Subcontractor and supplier invoices behind every line billed.
- 03
Lien waivers
Conditional waivers with the request, unconditional waivers once paid, from every party on the job.
- 04
Inspection
A site inspection confirming that the work billed is the work in place, with photographs.
- 05
Reconciliation
The request set against the approved budget and the cost-to-complete. A variance is explained or the line is held.
- 06
Release
Approved by ownership, funded, recorded. The draw becomes a line in the monthly report.
04.D · Budget, schedule and change control
The monthly report.
Issued every month from the first draw to the certificate of occupancy, in the same format whoever is building. It is where cost over, schedule long or scope changed shows up — early, and in writing.
Monthly construction reportMonth 11 of 22
Budget · committed and cost-to-complete
Hard cost
Soft cost
Financing
Contingency
CommittedTo completeApproved budget
Schedule · against plan
Plan
Forecast
PermitWeather-tightC of O
Change-order log · drawn against contingency
CO-01Rock excavationApproved
CO-02Façade panel revisionApproved
CO-03Transformer relocationApproved
CO-04Lobby finish upgradePending
Contingency remaining
Same format, every monthFM
01
Cost-to-complete
Re-forecast monthly: what is committed plus the estimate to finish each line, against the approved budget. Not what has been spent — what it will take to finish.
02
Schedule
The milestone schedule against plan, with the critical path named and the weather-tight and certificate-of-occupancy dates re-forecast.
03
Change orders
Every change documented — scope, cost, schedule effect — and approved by ownership above the threshold in the venture agreement. FM Alliance's change orders go through the same procedure as anyone else's, and are drawn against the contingency line, never absorbed into other trades.
Representative report. Figures are illustrative.