Project Management Services

what we do

Lyons Realty Advisors (LRA) works as an extension of the owner’s team from the initial concept through construction and the operating start-up. By handling the myriad of issues, LRA allows the owner to control the key decisions without becoming mired in the details.

The development process is very complex, and the effectiveness of the management has large direct impact on the cost, schedule, risk and quality. None of the various professionals of the development team purely represent the owner’s interests. Contractors, Design Professionals and Lenders each have some inherent competing agendas. LRA brings over 25 years of experience to specifically focus on the owner’s welfare.

LRA’s project skills start with a solid understanding of the real estate investment - creating continuity in the project management process with the overall investment goals. This ability to focus on numerous project details and keep sight of the big picture is what differentiates LRA.

Practice, on the other hand, is what has led to LRA’s depth and breadth of experience. Anticipating the challenges and creating a plan to prevent impact to the process is the most important benefit of LRA’s knowledge and judgment. An on time, on budget completion of high quality facilities is the end result of the plan. At LRA we take pride in past success and are ready to apply these skills to your project.

LRA’s Project Management Services are detailed in the following pages:

1. Pre-Construction
2. Construction Oversight
3. Furniture, Fixtures and Equipment Services (FF&E)
4. Project Reporting
5. Pre-Opening
6. Project Close-Out

Lyons Reality Advisors (LRA) begins the process by deriving project objectives through listening carefully to the client and understanding the market, financial, organizational, functional and aesthetic goals and objectives. LRA is able to clearly communicate this vision to the development team.

LRA is prepared to assist or lead the process of site acquisition. Based on the project definition, specific site characteristics are evaluated with a broad search of the market or a targeted effort. Through consultation with the client, a purchase strategy is crafted. LRA can negotiate terms, perform detailed due diligence and orchestrate contract documentation through the closing.

1. Pre-Construction begins with a site and project definition:

Design Management

  • Establish criteria for creative design team
  • Research and pre-qualify design team candidates
  • Create a matrix outlining design team responsibilities (Differentiation Document)
  • Solicit proposals and negotiate contracts for owner selection
  • Develop work plan and action steps
  • Routinely conduct objective project review for compliance with project goals and objectives
  • Coordinate project approvals and regulatory requirements
  • Negotiate utility service agreements and easements

Pricing-Construction Award

  • Organize work for multiple contractors
  • Solicit and evaluate costs and quality of pricing
  • Review quality control and safety programs
  • Provide cost feedback to design team and coordinate with project objectives
  • Research and present value-engineering alternatives
  • Coordinate schedule of activities (design, owner, and contractor)
  • Pre-qualify contractors, solicit bids, and negotiate terms for owner selection
  • Establish project/cost budget and forecast reporting
  • Coordinate information flow to lender and payment processing requirements

2. Construction Oversight

  • Visit site and review work for compliance with contract documents
  • Conduct project meetings with contractors and design team
    Procedures
    Schedule
    Budget
  • Coordinate interpretation of documents
  • Earnestly negotiate change orders
  • Proactively monitor schedule and implement any recovery programs

3. Furniture, Fixtures and Equipment Services (FF&E)

  • Coordinate scope of design, purchasing agent work
  • Review design for compliance with project goals and objectives
  • Oversee scheduling and delivery logistics

4. Project Reporting

  • Detailed reports including schedule, budget and quality control
  • Represent owner through the lender/payment process
  • Review and comment on contractor budget and forecasts
  • Maintain project records and insurance certificates

5. Pre-Opening

  • Coordinate on-site activities with marketing objectives
  • Facilitate early move in of key functions
  • Ensure compliance with punch list completion
  • Supervise system start-up and staff training
  • Coordinate as-built and warrantee information

6. Project Close-Out

  • Represent owner in final project negotiations
  • Secure project close-out documentation
  • Deliver payment history and records