Owner's Representative Services for Owners and Developers

You're spending the money. We make sure every dollar, change order and schedule date is earned. 30+ years on the contractor side means we know exactly where projects leak.

Why owners hire a rep

Most owners build once every few years. Your contractor builds every day. That gap shows up in pay applications nobody checks line by line, change orders priced after the work is done, and schedules that slip a week at a time until the opening date is gone. An owner's representative sits on your side of the table and closes that gap, without you needing to become a construction expert.

What we handle

  • Budget and feasibility: realistic budgets before design locks in, so you're not value-engineering after bids come in high.
  • Design-phase coordination: constructability reviews and coordination between your architect, engineers and the builder.
  • Bidding and contractor selection: bid packages, pre-bid walks, bid leveling and scope-gap review, so you compare apples to apples.
  • Contract and scope review: a field-experienced review of scope, schedule and payment terms before you sign. Legal review stays with your attorney.
  • Pay application and draw review: line-by-line review of every pay app against work in place, before the money goes out.
  • Change order management: pricing checks, scope validation and negotiation, before work starts whenever possible.
  • Schedule oversight: monitoring progress against the baseline and flagging slips early, while there's still time to recover.
  • Site walks and owner reporting: regular progress reports in plain English, with photos.
  • Closeout: punch list, warranties, O&Ms and final lien waivers collected before final payment.

Experience you can check

Ro Tulacz has 30+ years in commercial construction across estimating, project management and owner's rep work. Project experience includes:

  • A 5-story administrative building for the Illinois Medical District
  • A 23-story mixed-use condominium on Chicago's Gold Coast
  • Multiple new schools in New Orleans as part of the FEMA/USACE rebuild
  • Tenant buildouts and heavy MEP renovations nationwide

QCCM certified. Procore certified.

Who we work with

Private owners and developers · tenants managing a buildout · nonprofits and churches building for the first time · out-of-state owners and investors who need eyes on a project they can't visit.

Where we work

Based in Santa Cruz, California, serving owners anywhere in the US. Ro is on site for the moments that matter (preconstruction, key milestones, punch and closeout), and travel is scoped into the engagement up front. Pay app, change order and schedule review continue remotely between visits, so you're covered every week, not just on site-visit days.

Owner's Rep: Common Questions

What does an owner's representative do?

An owner's rep manages the project on the owner's behalf: budget, design coordination, contractor selection, pay applications, change orders, schedule and closeout. The goal is that the owner gets what they paid for, on time.

Isn't that the general contractor's job?

The GC manages the construction, and the GC is also the party getting paid. An owner's rep is independent and works only for you.

When should I bring in an owner's rep?

As early as possible, ideally before design is finished. The cheapest changes are the ones made on paper. We can also step into a project already underway, often starting with pay app and change order review.

How is it priced?

Usually as a monthly retainer or a set fee based on project size and how involved you want us. We scope it on a free call; there are no published rates.

Do you work outside California?

Yes. We take on owner's rep projects nationwide, in person. Site visit frequency and travel are set in the scope, and the weekly pay app, change order and schedule review happens remotely in between.

Not sure if you need a rep yet? Book 30 minutes. We'll look at where your project is and tell you honestly whether you need us.