Carry costs never take a day off.
Rent commencement, loan terms and tenant move-ins hang on one finish date. Beck Franklin shows owners and lenders what is driving that date and what each late day costs, while there is still time to act.
Where the money leaks first.
What goes wrong with time and cost in this market, usually long before anyone reports it.
The pay application outruns the work
Percent complete in the draw and progress in the field drift apart. By the time anyone notices, the remaining budget is thinner than it looks.
Typical floors repeat a problem
A slow trade on one floor repeats on every floor above it. The cycle time tells you weeks before the finish date does.
Tenant work waits on core and shell
Lease dates assume the building is ready. A late elevator or facade closes the door on every tenant schedule behind it.
What we watch every update.
- 01
Floor cycle and trade flow
Structure, facade and interior production measured floor by floor against the plan, so a slowing cycle shows up early.
- 02
Vertical transportation
Elevator submittals, fabrication, install and inspection on the driving path, because hoists and cars decide turnover.
- 03
Draw versus measured progress
The schedule of values checked against installed quantities each month, so the lender and the owner see the same picture.
- 04
The milestones at risk
Dry-in, permanent power, temporary certificate of occupancy and each tenant turnover, with remaining float stated in days.
The services that fit here.
The 4 services owners and contractors in commercial & mixed-use use most.
A second opinion on the contractor’s baseline before you sign the GMP or close the loan, with the gaps listed in writing.
Monthly forecasts tied to field progress, so the pay application and the cost to complete tell the same story.
A clear read of the driving path each period, so owners know which floor, trade or delivery is setting the finish.
Time impact and windows analysis when lost months turn into a dispute that has to be settled on the record.
Related projects.
Every project is confidential. Names describe the work, regions stay broad and images are illustrative.
Illustrative · Commercial & Mixed-Use · In progressDistribution Center Portfolio Schedule StandardsU.S. Gulf Coast · Design-Build
Illustrative · Commercial & Mixed-Use · Completed 2025Mixed-Use Residential Block Delay AnalysisU.S. Southeast · CM at-risk
Illustrative · Commercial & Mixed-Use · Completed 2024Office Tower Interior Fit-Out ProgramU.S. Northeast · CM agencyStraight answers to fair questions.
Can you report to our lender?
Yes, with your approval. Our schedule and cost reports trace back to the native P6 file, which is what lender inspectors want to see.
How do you put a number on a delay?
We price a late day from your own figures: interest, lost rent, general conditions and escalation. Recovery options are then judged in dollars.
Can you check the schedule before we close financing?
Yes. A baseline review gives you and your lender a written view on whether the dates are reasonable and what would move them.
Show us the milestone you are protecting.
Send the commercial & mixed-use schedule and the date everyone is watching. Beck Franklin will tell you what is driving it and where you still have options.