For Brokers, Architects & Landlords
Your client signed the lease or finished the drawings. Now comes the part that goes wrong.
You've seen it. The drawings are done, the lease is signed, and the client has no idea how to get from there to opening day. They collect three bids that don't match, pick the lowest one, and find out after demolition what was left out.
It doesn't happen because anyone did their job badly. It happens because the client is the only person in the process with nobody on their side who reads bids for a living.
That's the gap I fill.
What I do for your client
I start with a defined Discovery Phase. It's a fixed-scope first step, and your client has no obligation to go further.
I turn the architect's construction documents into clear bid packages for each trade.
I identify the trades needed and the order they need to mobilize in.
I source and vet subcontractors, in addition to any the landlord provides.
I run a competitive bid process, generally three bids per major trade where practical.
I review and level the bids so your client is comparing equivalent scopes, not different jobs at different prices.
I check the real numbers and schedule against the client's budget and opening date, and I flag problems early, while they're still cheap to fix.
At the end, I give the client a fixed-fee proposal for managing the project through completion, punch list, and opening. They can hire me for it or not.
What this means for you
Brokers: Your tenant opens closer to on time and on budget. The deal you worked on doesn't turn into a cautionary tale.
Architects: Your drawings get bid as drawn. Scope gaps get caught before they turn into "the architect missed it" conversations.
Landlords and property managers: Your tenant has someone on their side who speaks contractor, which makes TI coordination smoother for everyone.
How referring works
You tell your client there's someone who can help them through bidding. You can send me their contact info, or they can book a free 15-minute call themselves.
I talk with them and tell them honestly whether they need me. Some don't, and I'll say so.
If your client agrees, I'll keep you updated so you're never out of the loop
Your client works with me, and their relationship with you stays exactly as it was.
I don't compete with you for anything. I don't do brokerage, design, or general contracting.
What I'm not
I'm not a general contractor and I don't hold a contractor's license. I'm an owner-side advisor and project manager. Your client's contractors, architect, and engineers remain responsible for their own work. My job is to make sure your client sees the full picture before they commit.
A real example
A commercial repositioning bid came in competitive and professional. It was missing the structural supports and roof modifications the new parapet required. Both were mandatory and code-driven, and neither was listed. The corrected bid came in $260,000 higher.
Reading bids the way contractors write them is most of what I do.
Who I am
I'm Jeph Burnett. I spent 20 years as a general contractor, and I've been involved in around 500 commercial projects. I've served as construction consultant for a publicly traded REIT and reported directly to its board. I'm an accredited inspector, and I've served as an expert witness for attorneys and insurance companies. I'm also an active real estate investor, so I think about these projects the way your client does.
Have a client with a buildout coming up?
Or email me at Jeph@REIGuideService.com. If it's easier, send me their name and I'll reach out, with your introduction.
