Home
About Us
Services
Projects News Karen Kulak Paul Cardile


 

Associated Real Estate Services (ARES) offers a wide array of services that can be customized to meet the unique needs of your organization. ARES develops a pragmatic, "real world" approach to getting projects designed and built according to your needs or your client's needs.

Instead of generalizing what we do, below is a full breakdown of the systematic approach the company takes to make your dreams a reality.

Begin your journey with ARES and "ride the wave of excellence" all the way to success!

Development Services
Project Management
Owner's Representative
Owner's Representative Services
Construction Administration
Facilities Management

---------------------------------------------------------------------------------------------------------

Development Services

Initiate Environmental and Property Condition Assessments and Reports

  • Solicit proposals and engage consultants for services during the due diligence, planning, development and construction phases.
  • Thoroughly review all reports and provide comments and summaries with specific emphasis on financial and scheduling impacts to projects. 
  • Work with environmental and A&E consultants to evaluate alternatives and develop the best course of action for any additional assessments or remediation activity.

Desktop Reviews

  • Review property condition assessments, environmental assessments including subsurface investigations, seismic risk assessments, etc, and provide comments and summaries to support loan originations, property acquisitions, and asset management.
  • Review construction observation and draw reports prepared by consultants to insure projects are proceeding as planned and to alert client of potential issues.  Actively participate in developing the means to minimize scheduling and cost impacts.

Budget Development

  • Work with owner/developer/client to prepare preliminary budgets and cost analyses that are consistent with goals and requirements.

Development Sales

  • Assist with sale of developments by arranging for environmental and physical evaluations to determine if physical deficiencies and environmental issues will affect salability of the property. 
  • Review and comment on reports from the buyer’s due diligence to assist with minimizing the buyer’s attempted price reduction initiatives.

Construction Observations

  • Provide development observations and attend project meetings on behalf of client at an agreed upon frequency.

Project Management and Coordination / Owner’s Representative

Meet with Owner/Developer to Prepare Preliminary Project Scope

  • Review owner’s standards and specific requirements
  • Establish parameters and timeframes
  • Review involvement of owner’s staff/personnel, i.e., contract administration, information technology, etc.

Initiate Architectural and Engineering Services 

  • Solicit proposals for services during the regulatory approval and planning periods.
  • Thoroughly review all reports and all preliminary and schematic drawings.
  • Provide comments and summaries with specific emphasis on meeting the owner’s vision, financial requirements and overall schedule.

Budget Development

  • Work with owner/developer to prepare preliminary budgets and cost analyses that are consistent with goals and requirements.   

Solicitation of Bids and Proposals

  • Development of contract documents for A&E and construction services insuring that owners/developer’s interests are protected.
  • Assist with qualifying each potential bidder and in finalizing a list of the most qualified contractors.  Prepare and submit RFPs and review all proposals and bids.
  • Provide recommendations for awards of contract and assist with negotiating the final contract amount.

Owner’s Representative at Meetings

  • Attend planning, design development, pre-bid and pre-construction meeting.
  • Take an active role to help evaluate any impact to the approved budget and schedule as design development proceeds. 

Coordination of Site Planning, Architectural & Engineering Services

  • Monitor the progress of each designer to insure they are meeting their commitments.
  • Our involvement will insure that the service providers communicate and work together effectively to avoid design discrepancies that will later impact the project.

Review Construction Documents and Cost Control Measures

  • Initiate formal design review meetings with each of the designers in attendance at 30%, 60%, and 90% completion. 
  • Provide less formal review of the construction drawings between those milestone dates. 
  • Assist in “value engineering” to insure that the most cost effective design is developed.  This is the best period to evaluate potential cost savings alternatives and not after bids are received.

Attend Construction Startup and Subsequent Construction meetings

  • Once the apparent low bidder is determined, initiate a start up meeting with the contractor, attended by key design professionals and representatives for major subcontractors, to meet the contractor’s project manager and superintendent, review the contactor’s schedule including materials ordering, permits, field office set up, etc.  

Ensure Proper Documentation is Maintained At All Times

  • Require each designer to maintain an accurate inventory of all documents including subsequent submittals of drawings and clarifications.
  • Insure timely response to all requests for information.
  • Require that the contractor maintains a clean and orderly field office and that he and his subcontractors have, and are utilizing, the most recent specifications and drawings.

Expedite Invoice Approval and Processing

  • Attend the draw meetings and thoroughly review all invoices to insure consistency and completeness.
  • Confirm that all submittals, including lien waivers, are properly executed and that the necessary signatures are in place. 
  • Submit a letter confirming that the billed amount is consistent with the work completed.

Project Close-out and Warranty work

  • Confirm that all parties agree that substantial completion has been achieved and assist in development of a punch list to facilitate final completion.
  • Confirm all regulatory inspections are made for final approvals and certificates of completion.
  • Review all lien waivers, warrantees, project manuals, and as-built drawings before acceptance.

Owner's Representative

  • Serve as the single point of contact for the duration of the project, attend project meetings.
  • Serve as the primary interface between the owner and design team, CM and/or GC, and regulatory agencies.
  • Coordinate any additional outside consultants as required.
  • Ensure meeting minutes are documented and distributed for each organized project meeting within 3 business days of meeting.
  • Coordinate proper distribution of all appropriate plans and specifications
  • Provide and distribute communication records to document all decisions as necessary.
  • Prepare and monitor Project Budget and Schedule during all phases of the project, providing with periodic updates (frequency to be determined).

Owner's Representative Specific Services

Participate in Programming, Schematic Design, and Design Development

  • Review owner’s standards and specific requirements.
  • Understand parameters and timeframes.
  • Work with owner and architectural team to prepare budgets and cost analyses that are consistent with goals and requirements.
  • Review and understand involvement of owner’s personnel, i.e., contract administration, information technology, purchasing, etc.
  • Review building management requirements including systems such as security, HVAC, electrical, life safety.
  • Attend planning, design development, pre-bid and pre-construction meetings.
  • Take an active role to help evaluate any impact to the approved budget and schedule as design development proceeds.

Contract Documents

  • Participate in meetings during development of construction plans and specifications.
  • Coordinate with appropriate owner and building management personnel to insure specific requirements are incorporated into the contract documents.

Review Construction Documents and Cost Control Measures

  • Initiate formal design review meetings with members of the design team at 30%, 60%, and 90% completion. 
  • Provide less formal review of the space plans and construction drawings between those milestone dates.
  • Assist in “value engineering” to insure that the most cost effective design is developed.  This is the best period to evaluate potential cost savings alternatives, not after bids are received.

Solicitation of Bids and Proposals

  • Qualifying each potential bidder and finalizing a list of the most qualified contractors. 
  • Prepare and submit RFPs and review all proposals and bids.
  • Provide recommendations for awards of contract and assist with negotiating the final contract amount.

Construction Administration

Attend construction startup and subsequent construction meetings

  • Once the apparent low bidder is determined, initiate a start up meeting with the contractor, attended by key design professionals and representatives for major subcontractors, to meet the contractor’s project manager and superintendent, review the contactor’s schedule including materials ordering, permits, field office,  set up, etc.
  • Insure proper documentation is maintained at all times and that timely response to all requests for information is met.
  • Maintain an accurate inventory of all documents including subsequent submittals of drawings and clarifications.
  • Meet with the contractor on a weekly basis to review the project status and schedule, to insure the contractor maintains a clean and orderly work area, and that the contractor and subcontractors have, and are utilizing, the most recent specifications and drawings.

Coordination of IT and Building Management Systems Requirements

  • Meet with and coordinate vendor work to insure timely and consistent interface with contractor and subcontractors.

Coordination of Furniture Delivery and Moves

  • Space Assignment.
  • Schedule deliveries and furniture installation.
  • Relocate personnel and equipment.
  • Interface and coordinate support and building management and services, i.e., IT, artwork, plants, elevator use, after hours security, HVAC, etc.
  • Communication.

Payment Requisition Audit

  • Expedite invoice approval and processing.
  • Attend the draw meetings and thoroughly review all invoices to insure consistency and completeness.
  • Confirm that all submittals, including lien waivers, are properly executed and that the necessary signatures are in place. 
  • Submit a report to client confirming that billing is consistent with the work completed.
  • Continually track budget and provide periodic updates to client.

Project Close-out and Warranty work

  • Arrange and coordinate inspections for substantial completion and assist in development of a punch list to facilitate final completion.
  • Confirm all regulatory inspections are made for final approvals and certificates of occupancy.
  • Review all lien waivers, warrantees, project manuals, and as-built drawings before acceptance.

Facilities Management

Owner’s representative

  • Serve as the owner’s representative meeting with, and responding to, tenants, staff, service providers, brokers, and regulatory representatives. 
  • As your representative, we will provide you with detailed reports on an agreed upon frequency and less formal reports in the interim. 
  • Immediately advise you of, and suggest solutions for, non-standard issues and problems.

Operational Procedures

  • Become thoroughly familiar with established protocols and operational procedures for facility support services and offer recommendations, if appropriate, on potential time and cost savings which we will update as needed.

Budget Development

  • Work with you to prepare budgets and cost analyses that are consistent with your goals and requirements. 
  • Take an active role to help you evaluate any impact to the approved budget during the course of the fiscal period.

Project development and management

  • Work with you to prepare a list of proposed capital and non-capital projects for the upcoming period and continually update you on ongoing projects with respect to schedule and budget. 

Preventative Maintenance

  • Examine the current PM program in place and make the appropriate enhancements as needed. 
  • Maintain periodic assessments of building systems to insure that the facility is kept in good operational condition at all times. 
  • The PM program and building systems assessment will be used to develop the major portion of the project development scope noted previously.

Evaluate Service Providers

  • Periodically evaluate the performance of all service providers to insure expected service quality and cost effectiveness is maintained. 
  • Develop a list (or enhance an existing list) of approved service providers to insure adequate back up and if necessary, readily available replacements.
  • Manage all subcontractors and we can negotiate and administer contact documents.

Coordinate Service Requests

  • We will use personal judgment and knowledge to assess the nature/urgency of requests or problems, deal immediately with all, and arrange for the appropriate response and service provider.
  • Deal directly with tenant’s management on all non-standard requests to resolution.

Condition of Facility

  • Oversee the condition of facility space and grounds to ensure quality standards are maintained.

Life Safety and Security

  • Continually monitor facility life safety and security systems and components. 
  • Insure that all tests and record keeping are performed in accordance with state and local codes. 
  • Monitor all tenant operations to insure no impact or compromise to facility safety.

Work Order System

  • Maintain or further enhance the work order system. 
  • We realize this process is critical to facility operation and orderly coordination of facility maintenance.

Administrative

  • Administer all monthly invoices and maintain all rent rolls, expense listings, allocation of costs, telephone directories, and databases. 
  • Insure that filing is being properly performed and in order at all times. 
  • Insure that all tenant communications are performed in a timely and appropriate manner, including services, policies, etc.

 Facility Operations

  • Coordinate facility operations and services and ensure compliance with lease terms. 
  • Update the business resumption plan and act as the custodian of the plan.

 Construction/Moves

  • Oversee construction/moves to insure timely and quality completion of projects.

Marketing

  • Develop and work on a plan to market space in the facility to brokers and prospective tenants.

© Associated Real Estate Services LLC. - 57 Pratt Street, Suite 510 Hartford, CT 06103 - Ph : 860.241.0500