Most of what goes wrong on a commercial build is decided before the first wall goes up — in how the job was bid, how the subs were treated, and how the first scope gap got handled. Here's how we do each of those, and why it keeps your project off the path your last one took.
A low number that wins the job and fills back in through change orders isn't a price — it's a deferral. We bid on the documents and price the whole job up front, including the parts that are easy to leave out.
We built our own bid-management software, BidPack, partly to enforce this. It pulls full-scope coverage from subs on every package, so gaps surface during preconstruction — when they're a line item — instead of mid-project, when they're a fight.
We don't take a sub's number to a competitor to beat them up on price. It's stated in writing in our proposal package — a moral stake most GCs won't commit to paper, because it costs them a little leverage.
It's also the reason our subs show up and stay engaged across a project. In the tight SW Washington and Portland trade community, four decades of not shopping prices buys a loyal, long-standing sub list — and reliable subs are what keep your schedule intact.
No set of documents is perfect. The difference isn't whether a scope gap or design omission shows up — it's what happens when it does. We name the issue precisely, distribute responsibility honestly, and make measured good-faith concessions to keep the job moving.
We've found most disputes resolve themselves once everyone agrees on the facts. We'd rather show the math and split a contingency fairly than turn a $30,000 question into a six-month standoff. That's the part owners tell us they'd been missing.
Where the project's outcome is actually decided. By the time we break ground, the surprises have already been found.
We start with diagnostic questions, not a proposal. What's the project, what's the delivery method, what went sideways last time. A GC who asks a lot of questions before pricing is a GC who intends to understand the job.
The whole set — architecturals, structural, MEP, civil, the specs. We map the document hierarchy and flag the conflicts, omissions, and coordination gaps early, while they're still cheap to fix.
Our platform invites widely and tracks coverage trade by trade, so no scope falls between two subs each assuming the other had it. You get a bid built on full coverage, not optimistic gaps.
Line-item pricing, the contingency logic, and what's in and out — stated plainly. You should be able to see how the number was built, and we'll walk you through the trade-offs before anything is locked.
Once we build, Ric Samaduroff or Ryan Simonson is on-site through construction. That presence is the reason you don't have to be — proactive issue flagging instead of you catching errors after the fact.
Not sure which fits your project? That's the first conversation worth having — and one of the clearest signals of a GC who actually understands construction is that they can tell these apart and tell you why one fits you.
A fixed price on a defined scope. Clear, contractual, and predictable — the right choice when the design is finished and you want a firm number to build against.
We join during design as construction manager — bringing pricing, constructability, and scheduling input before the documents are final. Fewer surprises at bid time because we helped shape what gets bid.
Design and construction under a single contract. One team responsible for both, which removes the gap where design-versus-construction disputes usually live.
Job-order contracting for repeat and public-works work — a pre-established framework for a steady stream of projects without re-bidding each one from scratch.
Most commercial GCs at this scale run on paper and spreadsheets. BidPack is the operational discipline behind every job we run — and the visibility it creates is visibility you wouldn't otherwise get.
Every trade package tracked for complete coverage, so scope gaps are caught in preconstruction instead of discovered mid-build.
Invite widely, bid faster, and keep the process even-handed — the system supports the "we don't shop prices" ethic rather than fighting it.
Decisions, scope, and pricing logic captured as the job is built — the documentation discipline owners lean on when a question comes up later.
That's the conversation we start with. Tell us about the project — and the one before it. We'll tell you, honestly, whether we're the right builder for it.
Start a conversation