Services and pricing
Before you sign. While you build. If it goes wrong.
Wherever your project stands today, there's a way to put an expert on your side.
Where does your project stand?
Builder Contract Review
$2,500flat, 5-day turnaround
Who it's for: Owners about to sign with a builder.
- Review of the bid and the allowances behind it, meaning the placeholder budgets for things you haven't picked yet
- Review of the schedule, change order terms, and payment terms
- Written summary of the business risks, ready to discuss with your attorney
Timeline: 5 business days
Why it's worth it
One underpriced allowance on a coastal build often exceeds $50,000.
Pre-Construction Review
$10,000 to $25,000by project size
Who it's for: Owners in design or bidding.
- Plan review for gaps that become change orders
- Budget and allowance check against local coastal costs
- Bid comparison across builders
- Written risk report with recommendations
Timeline: 2 to 4 weeks
Why it's worth it
Most overruns are locked in before construction starts. This is the cheapest point to fix them.
Construction Advisory
$5,000 to $10,000per month
Who it's for: Owners in construction.
- Review of every change order (a price change for work added or changed after you sign) and every builder invoice before you approve it
- Regular site walks
- Schedule tracking against the contract
- One plain monthly report
Timeline: Monthly, through the final stretch
Why it's worth it
On a $5M build, catching one 5% overrun saves about $250,000.
Rescue Diagnostic
$15,000 to $25,000one time
Who it's for: Projects already in trouble.
- Full review of the contract and payments to date
- Assessment of the work actually in place
- Schedule and cost to complete analysis
- Written recommendation on next steps, including whether to replace the builder
Timeline: 2 to 3 weeks
Why it's worth it
The cost of a stalled project grows every month.
Litigation and expert support
Hourlyquoted separately
Who it's for: Owners in a dispute.
- Project records review
- Expert opinions on cost, schedule, and standard of care
- Support for your attorney
Timeline: As needed
Not included in any flat fee.
Pricing
Flat fees, published openly.
You'll know exactly what I cost before we start, and my fee doesn't change if your budget does.
| Construction budget | Pre-Construction Review | Construction Advisory |
|---|---|---|
| $1M to $3M | $10,000 | $5,000 / month |
| $3M to $6M | $15,000 | $7,500 / month |
| $6M to $10M | $20,000 | $8,500 / month |
| $10M+ | $25,000 | $10,000 / month |
A worked example
A $5M build over 14 months: $15,000 for pre-construction plus $7,500 a month comes to $120,000 total, about 2.4% of your construction budget. Stop one 5% overrun and you've saved $250,000, about twice what I cost.
Reimbursable costs like third party inspectors, testing, and out of county travel pass through at cost with no markup.
What I don't do
- I don't build, hire or direct trades, or approve payments on your behalf.
- I don't take referral fees from anyone.
- I'm not a contractor, so I have no stake in what your project costs.
Cost estimator
What could an overrun cost you?
Pick your project type and size to see an estimate of what overruns and delays could cost.
Your project
What kind of project?
The build itself, before land and design fees.
What it could cost you
The difference, in dollars
Estimated at risk
$0
Overruns: $750,000
New builds typically run about 15% over, driven by low allowances (placeholder budgets for things you haven't picked yet), gaps in the plans, and change orders (price changes for work added or changed after you sign) that nobody checks.
Delays: $120,000
About 4 extra months of loan interest, rent, and insurance, at roughly $30,000 a month.
Potential savings with a rep
$0
That's about 2.6 times the estimated fee.
Estimates only, for illustration. Actual costs, fees, and savings depend on your project, contract, and builder. Not a quote or a guarantee of savings.
Talk to Luke
Not sure which service fits? That's what the call is for.
Tell me where your project stands and I'll tell you which of these makes sense, or whether you need none of them.