Contractors build. Architects design. Someone has to own the whole thing — the budget, the schedule, and the day it opens. Prism leads tenant improvements and commercial build-outs across Dallas–Fort Worth from the owner's side, then moves you in.
On a $1M–$20M project, the earliest decisions and the smallest line items are where budgets are won or lost. We watch both.
Before you sign, we assess the space, the TI allowance, and the landlord's work letter — the cheapest moment to fix a problem is before it's yours.
We keep the architect's vision and your budget in the same room, with cost checks at every design milestone.
Competitive GC bidding, scope-leveled comparisons, and contracts negotiated on your side of the table.
Weekly site presence, schedule and budget reporting you can read in five minutes, and change orders that get challenged before they get paid.
Punch list driven to zero, warranties and as-builts filed, and a complete record of what was built and what it cost.
Industry owner's-rep fees typically run 1–5% of construction cost, or fixed fees on defined scopes. Ours are in writing before we start — see exactly how we charge.
Yes — and you'll get more from them. The GC builds; we make sure what's built matches the contract, the budget, and the calendar. We manage the GC on your behalf rather than replacing them.
Industry benchmarks run 1–5% of construction cost depending on project size, or a fixed fee for defined scopes. On most projects we return more than our fee in avoided change orders, corrected invoices, and negotiated buyouts. Every fee is agreed in writing first.
The highest-leverage moment is before the lease is signed — the work letter and TI allowance shape everything downstream. Second best: before the construction contract. We also step into active projects when they start drifting.
If it's big enough to keep you up at night, it's big enough. We structure hourly and fixed-fee engagements for smaller tenant improvements where a percentage fee wouldn't make sense.
Tell us where the project stands — even if it's just a lease you're considering. We'll give you a clear read on what it needs.
Scope a Build-OutBefore the lease is signed, if possible. The workletter, tenant improvement allowance, and delivery condition negotiated in the lease determine most of what the build-out will cost. If the lease is already signed, the next best time is before the general contractor is selected.
A construction manager typically works alongside or for the builder and manages the construction itself. An owner's representative works only for you, the tenant or owner - managing the architect, the contractor, the budget, and the schedule from your side of the table, with no stake in the construction contract.
Often, through competitive bid leveling, change-order control, and schedule discipline - but every project is different and we will not promise a number. What we can promise is that you see every cost itemized, and every change priced and approved before it is billed.
It depends on scope, permitting jurisdiction, and long-lead materials. A modest tenant improvement can run a few months; a full-floor interior with mechanical and electrical changes typically runs six months or more from design to move-in. We build the real schedule in week one.
Yes. We manage your existing team on your behalf. If a selection has not been made yet, we run a competitive process and level the bids - based on nothing but fit, price, and performance.
