ARK Technical Services, LLC. matches expertise in the areas of residential and commercial real estate to the needs of our institutional clients and private clients. Our professionals blend experience, integrity and innovation to deliver a full spectrum of Due Diligence Services tailored to the needs of our clients and partners. We contribute a unique, multi-disciplinary perspective to new development and redevelopment projects to optimize client, market, finance and investment requirements, while addressing the unique physical and financial requirements of each loan / project.

 

Construction Progress Monitoring

ARK Technical Services provides a comprehensive approach to Construction Management and Owner’s Representative services with the insight and experience necessary to manage projects in their entirety. ARK-TS will strive to minimize owners’ risks and complete each project on time and within established budgets.

1.  Administration of Contracts – In cooperation with architect, ARK-TS will provide administration of the construction contract to complete the project in accordance with cost, time, and quality objectives.
2. Conduct On-Site Project Meetings – Schedule and chair on-site progress meetings with the project team; discuss such matters as procedures, progress, potential problems, safety issues, and scheduling. Ensure that the general contractor prepares and promptly distributes meeting minutes that accurately record meeting results.
3. Construction Observations – In concert with all other project consultants, inspect the work of the contractors for consistency with the requirements of the contract documents and endeavor to guard against defects and deficiencies in the work. As appropriate, coordinate special inspections or testing (as required by applicable governing agencies), and make recommendations to the architect regarding work identified as not in accordance with the contract documents. Report observed deviations and monitor corrective action.
4. Reporting - ARK-TS shall prepare written Field Observation Reports addressing such issues as site conditions, stored materials, trades on-site, construction progress, schedule, notable observations and discussion items, design conformance and quality of work. The report shall include photographs and be distributed to all invested parties.
5. Scheduling Updates – Periodically review the general contractor’s construction schedule for feasibility and consistency with the intended completion and occupancy dates. Make recommendations for schedule modifications that expedite the work or help to avoid potential conflicts without generating counter-productive influences or risking undesirable cost increases.
6. Shop Drawing Coordination – In collaboration with the general contractor and architect, establish and implement procedures for expediting the processing and approval of shop drawings, color selections, product data and other submittals.
7. Contract Performance Review – Endeavor to achieve satisfactory performance from the general contractor, each subcontractor and consultant. Recommend a course of action when requirements of a contract are not being fulfilled and the non-performing party will not take satisfactory corrective action.
8. Process Change Orders – Review all change order requests, define the cause of the change and determine if the general contractor’s request is reasonable. Negotiate with the general contractor regarding payment terms and track change orders throughout the project.
9. Process Pay Requests – Develop and implement a procedure for reviewing and processing the general contractor’s applications for payment. Review the schedule of values for use in processing payments. Evaluate pay requests and effect changes as needed before approval; assure receipt of required lien waivers and other supporting documentation as required by the contract.
10. Substantial Completion – Confer with the architect to establish when the construction phase of work is substantially complete and facilitate the issuance of Certificates of Substantial Completion by the architect and Certificates of Occupancies (if applicable) from the local municipality.

 

Draw Inspections

ARK Technical Services maintains multiple inspection scopes to suit specific project needs. Loan size, credit Mitigants, and borrower and contractor experience with the project type dictate the inspection scoping. Typically performed on a monthly basis, the professional staff of ARK-TS will inspect previously-completed work and improvements currently in progress to verify improvements are substantially as represented in documents provided to our consultants. ARK-TS will then generate an inspection / progress report summarizing these observations and provide conclusions relevant to the scope. A typical inspection / progress report includes a project Photographic Summary and incorporates the following components:

1. Inspect Improvements to verify that improvements are substantially as represented in the documents provided to ARK-TS and / or identify variances. Evaluate if the work is in general conformance with project plans and specifications. Determine the physical condition of building components
2. Comment on the general condition of construction workmanship.
3. Interview Superintendent / Project Manager – Address Adherence to Schedule, Status of Buyout, Unexpected Conditions, Availability of Material Problems and Change Orders.
4. Determine whether requested disbursements are substantiated by improvements in place.
5. Identify significant adjustments / reallocation of line items and/or loan budgets.
6. Identify and discuss approved and pending change orders. Address impact of pending change orders on budget / loan and projected completion date.
7. Evaluate the adequacy of remaining loan funds (i.e., Budget, as provided) as being considered sufficient to complete construction per plans and specifications.
8. Assign an independent estimate of the percentage of completion based on work completed to date for the project as a whole, as well as for each line item.
9. Identify all exceptions and inconsistencies in accordance with pre-determined guidelines and / or risk tolerance levels.

 

Quality Control Evaluations

ARK Technical Services’ extensive experience and exemplary track record affords us a vast knowledge base and a broad perspective of the commercial development industry. ARK-TS will review and analyze reports prepared by other due diligence service providers as a part of a client's internal or external audit and compliance process. Our professional staff will make appropriate recommendations and provide an additional level of security.

 

----------------------------------------------------------------------------------------------------------------------------------------------------------------------------

To request a proposal, please follow the link below

Request a Proposal