Owner's Representation
Every contractor, architect, landlord, and vendor is working toward their own outcome. Integra works toward yours: your budget, your schedule, and every decision nobody else claims.
Integra ConsultingWhat We Manage
The Build Has a Team. So Do You.
You have a project to deliver and a business to run. Integra manages the lease review, building assessment, design, construction, permits, IT, furniture, and move-in. One point of accountability on every decision that affects your budget and schedule.
Owner's Rep Scope
Four Services. One Point of Accountability.
These four services are not separate engagements. They are a single point of involvement from before you sign the lease through the day you move in. The earlier Integra is in the room, the more problems get caught before they cost money.
Lease and Infrastructure Review
The most expensive problems in a buildout are agreed to before construction starts. Before you sign, we review power capacity, building systems, floor conditions, fire protection, and landlord obligations.
Commercial Interior and Tenant Improvements
Office buildouts, law firm interiors, shared workspaces, and interior renovations. We manage design, contractors, bid comparisons, change orders, IT, furniture, and permits on one timeline.
Industrial Interiors
Industrial projects carry requirements a standard buildout does not. We confirm power capacity, ventilation, floor loads, and ceiling clearance before you sign and coordinate around what your facility needs to run.
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Practical Details
What Gets Managed. All of It.
The problems that surface in construction were almost always present before it started. After four decades on these projects, Richard tracks the same categories on every engagement.
- Space and building review before lease commitment: power capacity, building systems, ceiling height, floor conditions, and what the landlord has committed to deliver
- Lease construction language for landlord work, fire alarm obligations, asbestos, mold, fireproofing, floor prep, and building vendor lock-in issues
- Architect, engineer, contractor, and specialty vendor selection, RFP coordination, and bid comparison
- Construction document review for scope gaps, missing specifications, and hidden cost exposure before bids go out
- Permit filing and expediter coordination in markets where local relationships move approvals faster
- Budget tracking, change order review, schedule oversight, and field progress monitoring
- IT, AV, cabling, access control, and network infrastructure coordinated into the build sequence before walls are closed
- Furniture lead times, move coordination, final inspection, and handoff into the finished space
Costly Assumptions
Three Beliefs That Cost More Than They Save
"The TI Allowance Covers the Buildout"
A landlord's TI allowance is designed to close the deal, not fund your full buildout. Specialty electrical, IT infrastructure, floor prep, and above-standard finishes typically fall outside it. We review the allowance against actual project requirements before you sign, so you know what gap you're carrying into construction.
"IT and Cabling Are Covered in the GC Scope"
Your network, cabling, access control, and AV are typically excluded from the GC's base contract. When those vendors miss the early conversation, their work runs after walls close, at extra cost and on a delayed schedule. We bring technology into the project from the start so your move-in date holds.
"The Lowest Bid Protects the Budget"
Low bids often come with a plan to recover that margin through change orders once the contract is signed and leverage is gone. What keeps the budget honest is knowing what each contractor included and what they left out. We compare every bid at that level before you award the work.
Common Questions
The Questions Worth Asking
An owner's representative manages the architects, contractors, vendors, and landlord obligations on behalf of the owner. Integra handles lease review, building assessment, design coordination, contractor selection and oversight, change order review, permit coordination, IT and technology integration, furniture sequencing, and move-in. The owner's rep is the single point of accountability for budget, schedule, and every decision that falls between parties.
A general contractor is responsible for building the project. Their project manager works for the GC, and their job is protecting the contractor's margin and schedule. An owner's representative works for the owner. Integra reviews change orders, validates scope interpretations, holds the contractor to the agreed baseline, and manages every other party from the owner's side: the architect, engineer, IT vendor, and landlord.
The earlier, the better. Integra's most valuable work happens before construction starts: during lease review, space evaluation, and pre-construction planning. The decisions that determine cost, timeline, and risk are made in those early stages. Clients who engage Integra before signing a lease consistently avoid the expensive surprises that surface mid-construction.
An architect is responsible for the design. They are not responsible for protecting your budget from contractor scope creep, reviewing change orders for legitimacy, coordinating IT and technology vendors, or managing the lease construction language that determines who pays for what. Owner's representation and architectural services address different sides of the project. Most Integra clients already have an architect.
A tenant improvement allowance is a landlord credit toward buildout costs. It rarely covers everything. Standard electrical, basic HVAC, and standard finishes are typically included. Specialty electrical, IT infrastructure, above-standard floor prep, and above-standard finishes typically are not. The gap between what the allowance covers and what your buildout actually costs can be significant. Integra reviews TI scope against actual project requirements before you sign.
Yes. Integra manages commercial and industrial interior projects across all 50 states. Richard Bereck has completed projects in every major U.S. market. A local contact is not required. Integra coordinates design teams, contractors, and vendors remotely and through on-site visits at critical project milestones.
Any project where cost overruns, schedule delays, or scope gaps would materially affect your business. Most Integra clients manage tenant improvements, relocations, or industrial facility buildouts with total project budgets between $500,000 and $10 million or more. The right measure is not square footage or budget alone. It is the complexity of the decisions involved and the cost of getting them wrong.
Ready to Talk
Start With a Project Conversation.
Tell us whether you are evaluating a space, negotiating a lease, planning a relocation, reviewing documents, or already in construction. Integra will help determine the right next step.