IRISH is efficient at getting the facts and identifying real cost and schedule risks, quickly. Our team has national partnerships with Surveying, Geotechnical, Environmental, Civil, Legal and Architectural companies to help your Company select consulting partners that you can rely on. IRISH steers and focuses the team, with a target of spending minimal costs through increasingly short diligence periods. This continues until the risks are minimized through your knowledge of your property or existing building. IRISH staff previously practiced civil engineering, and are experts in quickly evaluating sites, with experience in projects throughout the Eastern United States. We have found that the site itself is the largest risk for Ground-Up Developments. For existing buildings, we will guide clients with appropriate diligence based on the age of the building and the vision of the desired commercial product outcome.

IRISH utilizes existing topographic, floodway, wetland, zoning and local land use requirements, and soil information to test fit the desired development project on your site. This creates a unified vision of the project for your company and your final end user or tenant.

IRISH can provide proforma analysis of your development for use by investors, purchasers, or lender needs, in your format or theirs, detailing costs within it.

From Inception to Opening Day, IRISH will represent the schedule and budget interests of the project owners. Our team will explain upcoming critical decisions, and assist in steering the project to completion with the established budget and schedule as our standard.

As experienced site and space planners, IRISH will assist in conceptual project planning including site planning, schedule creation, and early budgeting.

IRISH, utilizing your team’s contractor partners, or selecting the contractor teams on your behalf, will provide budget assumptions for contractors, and estimate all remaining soft costs. Our team’s experience will be used to reduce or eliminate unforeseen costs.

With over 20 years of experience in Project Manager, IRISH takes a zero budgeting approach, revisiting each line item working from the largest to smallest item, to provide the owner the best value for their project. IRISH budgets each dollar as if it was us spending our own. Our team will review consultant costs, construction means and methods to verify the project is utilizing the best and lowest price option products and teams that match the end project goals.

IRISH conducts detailed review of Civil Engineering plans to verify each party of the Architect, Mechanical, Electrical, Plumbing, and Structural Consultants have avoided conflicts and errors in the construction documents. In addition, IRISH reviews the lease and obligations in purchase documents against the plans to help ensure compliance with the agreements the owner has made.

At least monthly during the project life cycle, IRISH reviews the budget against the projected project expenses to report costs to the owner and put confidence in project controls in the hands of the owner.

IRISH can assist in creating lease and property agreement exhibits in an expedited manner to the owner as part of our project related services.

Prior to construction, IRISH manages permitting of the project with attempts to expedite permits every step of the way. IRISH leads the consulting team with constant communication between the consultants and the reviewers to help eliminate unnecessary and time consuming permit reviews on behalf of the Client’s team.

When desired by the Client, IRISH Consulting will administer the bidding and award of 3rd Party Construction Contracts between a General Contractor and the Owner.

On a weekly basis, during construction of our Client’s project, IRISH will review the schedule and the weekly tasks set be achieved to help verify a timely project completion. IRISH works with the Client’s General Contractor to look ahead and avoid schedule and cost pitfalls.

Often starting 90 days before the anticipated construction completion, IRISH works with the Client’s consultants and General Contractor to verify compliance with 3rd party leases and regulatory close-outs in order to achieve a cleanly completed punch list and certificate of occupancy, as well as the required documents from Joint Venture Partners, or the Client’s commercial lenders.

Unless a different format is requested by the Client, IRISH provides clients with a virtual close-out binder with information required to close out the project. This is information that would be acquired during the IRISH-Client engagement. This binder matches many potential purchaser’s requested project-related information and is done for the Client’s benefit. IRISH also provides assistance to the Client by responding to potential purchasers questions and resolving conditions in order to close on the sale of the property.

IRISH has significant redevelopment and repurposing experience with existing properties. Working with the Client’s Leasing and Property Management teams, we can assist the client in project planning, tenant relocation and budgeting towards the Client’s Ultimate Project related vision, and provide our Team’s guidance in simplifying the steps and hurdles needed to redevelop commercial properties.

Utilizing our experience with a wide variety of commercial, industrial and retail tenants IRISH will provide work letters on behalf of the Client or assist in the negotiations with the Work Letters of their tenants.