Owner's Representation

A Trusted Partner From Start to Finish

Every successful project needs someone focused on protecting the owner's interests. At ICS, we serve as your single point of contact, keeping communication organized, managing project details, and making sure every decision supports your goals. From early planning through project completion, we help simplify the process so you can focus on your organization while we coordinate the rest.

Project Funding & Financing

Every successful development begins with securing the right funding. Community and nonprofit projects often rely on multiple funding sources, each with its own requirements, timelines, and restrictions.

ICS works alongside owners and funding partners to identify financing opportunities, coordinate multiple funding sources, and organize the information needed to keep projects moving forward. Depending on the project's complexity, we can lead this process directly or coordinate with financial consultants and development partners. Our goal is to help clients navigate complex financing while creating a clear path from funding approval to project execution.

Financial Planning & Proforma Development

Projects that utilize multiple funding sources require careful financial planning. Different grants, loans, and funding programs often have unique restrictions that can impact project scope, scheduling, and budgeting. ICS assists clients by reviewing funding requirements, developing project proformas, and evaluating how various funding sources work together. We identify potential conflicts early and help align the financial strategy with the project's scope and long-term objectives.

By organizing these financial components before design begins, clients can move into development with greater confidence and fewer surprises.

Due Diligence

Before architects, engineers, or contractors are selected, every project requires thorough preparation.

ICS manages the due diligence process by coordinating the assessments, studies, surveys, and third-party consultant reports required by lenders, funding agencies, and future project teams. Our responsibilities include reviewing consultant proposals, recommending qualified professionals, managing deliverables, and ensuring all necessary documentation is completed before the project enters the design phase.

Completing this work early provides owners with reliable information for decision-making while reducing delays later in the project. ICS can also provide support to its clients working with the municipalities on the entitlements that will be needed to move the project forward through the City’s initial approval process before a building permit process can start.”

RFQ & RFP Management

Selecting the right design and construction team has a lasting impact on the success of any project.

ICS develops customized Request for Qualifications (RFQs) and Request for Proposals (RFPs) using information gathered through due diligence, project funding requirements, organizational goals, and the master project schedule.

Our process includes:

Developing comprehensive RFQ and RFP documents
Distributing proposals to qualified firms
Reviewing and comparing submissions
Evaluating qualifications and project approach
Coordinating interviews with shortlisted firms
Assisting owners in selecting architects, contractors, and specialty consultants

Our structured evaluation process helps clients choose partners that best fit both their technical requirements and their organization's mission.

Contract Negotiation

Construction contracts establish the foundation for every successful project.

Drawing from years of experience negotiating design and construction agreements, ICS helps clients review contract terms, identify potential risks, and negotiate fair agreements that protect the owner's interests.

Our involvement often reduces unnecessary legal expenses while ensuring contracts clearly define project responsibilities, expectations, schedules, and deliverables.

Design Review

A successful facility should support both the organization's mission and the people who use it every day.

ICS remains actively involved throughout the design process, reviewing projects from conceptual planning through final construction documents. We attend design meetings alongside owners, architects, and consultants to ensure each decision supports operational goals while maintaining quality design standards.

Our reviews focus on:

Constructability
Operational efficiency
Program functionality
Long-term maintenance
User experience
Overall project objectives

The result is a facility that is both functional and visually appealing while serving the organization's long-term needs.

Construction Cost Review

Construction costs continue to change throughout the life of a project. Bringing construction expertise into the planning process early helps owners make informed financial decisions.

ICS recommends involving qualified contractors during pre-construction to provide real-time market pricing, review cost estimates, and identify potential construction challenges before they become expensive change orders.

This collaborative approach improves budgeting accuracy while minimizing unexpected costs during construction.

Construction Oversight & Progress Reporting

During construction, we attend regular project meetings, monitor progress, and provide clear updates with reports and project photos.

You'll always know where your project stands.

Construction Draw Reviews

ICS reviews contractor payment applications and construction draw requests to confirm that completed work accurately reflects the amount being billed.

We also coordinate the documentation required by lenders and title companies to ensure construction funds are released efficiently while protecting the owner's investment.

Change Order Management

While careful planning helps reduce project changes, unforeseen conditions and evolving project needs sometimes require modifications during construction.

ICS evaluates every proposed change order to determine whether the scope, schedule, and pricing are reasonable and appropriate.

Our objective is to protect owners from unnecessary costs while maintaining positive working relationships among all project partners.

Project Closeout

As construction wraps up, we make sure every detail is completed, including:

Final inspections
As-built drawings
Operations & maintenance manuals
Owner training
Final funding documentation

We help ensure a smooth transition from construction to occupancy.

Strategic Facilities Planning

Planning Today's Decisions for Tomorrow's Growth

Successful organizations require facilities that meet today's needs while preparing for tomorrow's opportunities.

ICS provides strategic planning services that help organizations evaluate existing buildings, identify future facility needs, prioritize capital investments, and develop long-term implementation strategies.

By combining technical expertise with an understanding of each organization's mission, we create planning tools that support informed decision-making for years to come.

Facility Assessments

Our Facility Assessments provide a comprehensive evaluation of your property's current condition and future needs.

Each assessment considers both the physical condition of the building and how well it supports your organization's programming and operational goals.

Assessments typically include:

Building systems evaluation
Deferred maintenance identification
Capital improvement planning
Programmatic functionality
Organizational priorities
Property condition reporting
Capital needs assessments

These reports provide clients with a practical roadmap for future maintenance and investment decisions.

Future Planning Assessments

Organizations evolve, and facilities must evolve with them. Our Future Assessments examine your organization's long-term vision, anticipated growth, programming needs, space requirements, and future construction opportunities. ICS also provides order-of-magnitude cost estimates to help organizations understand the potential investment required to achieve future goals. These assessments are often completed alongside Facility Assessments and Feasibility Studies to create a comprehensive strategic plan.

Master Scheduling

Large projects require more than a simple timeline. ICS develops detailed Master Schedules that identify every major milestone, critical path activity, and project dependency throughout the planning, design, permitting, funding, and construction process. We also identify the smaller tasks that are often overlooked between milestones, helping owners better understand the full scope of work required to keep projects on schedule. The result is a realistic roadmap that provides greater clarity, accountability, and coordination for everyone involved.

Third-Party Lending Inspections

Independent Construction Progress Verification

ICS provides independent inspections for lenders throughout the construction process to verify that work is progressing as expected before funds are released.

Each inspection includes:

On-site project visit
Progress verification
Draw request review
Written inspection report
Construction photos
Completion percentage verification

This gives lenders confidence that projects remain compliant and on schedule.

Why Choose ICS?

Experience You Can Count On

At ICS, we're committed to making every project as smooth and successful as possible. We work closely with our clients from planning through construction, providing honest guidance, clear communication, and experienced oversight every step of the way. Our goal is to protect your interests, simplify complex projects, and help bring your vision to life while creating spaces that serve your organization for years to come.