Owner’s Representative Services

An owner's representative plays a pivotal role in overseeing the day-to-day administration of a construction project on behalf of the owner.

With a wealth of experience spanning decades, INCompliance consultants have consistently served as reliable owner's representatives and advisors for numerous clients with the administration of client construction project. Our clients attest to the value and strategic significance of partnering with INCompliance consultants, enabling them to successfully accomplish their missions and emerge as integral community assets.

Distinguished from design professionals and construction firms whose allegiance lies with their employers, an owner's representative serves as a seamless extension of the owner's staff. Functioning as the owner's "eyes and ears," our representatives actively engage with design professionals and construction firms, providing expert advice to the owner on emerging issues throughout the project. Our commitment is unwavering in safeguarding the owner's best interests from project inception to completion.

Owners hire design professionals and construction firms, in part, because these firms have decades of collective experience. Many owners, however, do not have a large staff with the same level of expertise in complex construction projects, putting the owner at a distinct disadvantage. By hiring an owner’s representative, the owner is instantly afforded access to its own team of experienced construction professionals charged solely with looking out for the owner’s best interests.

Wellston City School District - Concession Stand & Weight Room Facility

The Wellston City School District identified a need for modernized athletic facilities, including a new concession stand and weight room at their soccer field behind the high school. This project aimed to elevate the district’s athletic program by providing enhanced amenities for both athletes and spectators.

INCompliance served as the owner’s representative, offering comprehensive support throughout the project’s lifecycle. Beginning in the design phase, INCompliance helped the district navigate the complexities of estimating and budgeting, ensuring alignment with financial expectations. We also played a pivotal role in negotiating the Guaranteed Maximum Price (GMP) amendment and continued to advise the district through every phase of construction.

In addition to overseeing construction, INCompliance assisted the client during the owner, contractor, and architect meetings, while also reviewing pay applications and certified payroll reports. Our involvement ensured the project stayed on track and met the district’s standards for quality and cost efficiency.

INCompliance’s partnership with the Wellston City School District extends beyond this project, having previously supported an HVAC renovation at the district’s elementary school. This ongoing collaboration highlights INCompliance's commitment to delivering successful outcomes across various construction and renovation initiatives.

River Valley Local School District

River Valley Local School District has engaged INCompliance for Owner’s Representative Services in support of multiple projects across its facilities, including new construction, renovations, and infrastructure improvements. Beginning in May of 2024, our team has provided comprehensive Owner’s Representative Services, including weekly on-site visits to capture project progress, bringing to light any issues that may impact timeline and/or budget and providing practical and timely resolutions; coordination and attendance of meetings with Owner and contractors, and consistent communication, including comprehensive bi-weekly Progress Status Reports. As a result of a strong and successful partnership between River Valley Local Schools and INCompliance, we have supported the Owner in developing scopes of work and providing Owner’s Representative Services for new projects as they arise.

Past and current projects INCompliance has supported/is supporting:

• Tennis Courts Project: Demolition of existing courts and construction of six new courts with a viewing area.

• Parking Lot Improvements Project: Seal coating, sidewalk additions, walking path installation, asphalt milling and overlay, and full-depth patching across the high school, middle school, two elementary schools, and board of education office.

• Roofing Projects: Low slope and steep slope roof replacements at the high school and middle school, and low slope replacements at two elementary schools.

• CTE Expansion Project: A CMR project with two GMPs, including the purchase of a pre-engineered metal building and the renovation of two classrooms into one large space, plus the addition of a construction lab, healthcare tech classroom, and weight room.

• HVAC Renovation Project: Replacement of rooftop units and installation of new VAV controls at two elementary schools, and replacement of chiller at the middle school.

• Pavement Project: Pavement improvements across all schools and the Board of Education office.

Managing construction projects is inherently intricate. In a standard project scenario, an owner engages one firm for project design, another for construction, and multiple consultants for additional services. This necessitates the owner's commitment of time and resources to supervise and coordinate these entities—an especially challenging undertaking when the owner's staff lacks the requisite experience. Our team of seasoned construction professionals is adept at efficiently overseeing and managing the construction team. This allows the owner's personnel to redirect their focus to their regular duties, unburdened by the complexities of project management.

No two construction projects are alike, as no two owners are alike. Each project will have certain requirements and each owner will have its own needs. We’ve designed our pricing model to allow the owner to customize which services we’ll provide. This allows us to work with the owner to identify which services provide the value to the owner and ensures that the owner does not pay for services that it does not need.

Complex construction projects produce correspondingly complex array of documentation. Effective and efficient document control is critical to the success of the project and safeguarding the owner’s interest in the event issues arise during or after construction. Our clients are given access to our custom construction document management platform which allows our team of experienced document control specialists to handle the processing and storage of all documentation related to the project in one central location, while allowing the owner 24/7 access to any documentation it needs to access. Our streamlined document management processes have been designed to achieve cost-saving economies through use of custom technology solutions that allows our team to review and retrieve documentation in a much more effective and efficient manner than a manual review by the owner.

We assist clients with the following:

• Serve as the board liaison with the architect and CMR
• Attend zoning and governmental design review meetings
• Review drawings and specifications for value engineering ideas
• Participate in planning & design meetings with owner
• Participate in planning & design meetings with architect and CMR
• Comment on plans, schedules, budgets and estimates
• Provide oversight, comments and recommendations on the project budget and schedule
• Provide input during subcontractor prequalification
• Review contract between owner & architect
• Review contract between owner & CMR
• Review contracts between CMR and contractors/subcontractors
• Review and advise on GMP proposals and assist with negotiation of GMP amendment
• Review and advise on issuance of bulletins, field work orders, change orders or amendments to contracts
• Participate in contractor/construction meetings coordinated by the CMR
• Participate in owner core meetings coordinated by the CMR
• Perform periodic construction site walk-throughs
• Review meeting minutes for the project and comment accordingly
• Participate and consult with owner, architect and CMR in interpretations, conformance and acceptance of the work
• Review and consult with owner regarding pay applications
• Participate in punch list walkthrough
• Review and consult with superintendent on completion of close out documentation
• Review and advise on final payment request and appropriate documentation
• Review of testing and inspection reports to confirm compliance
• Monitor allowances and contingency budget line items
• Assist with prevailing wage issues