A builder on your side of the table.
Construction management puts an experienced builder in charge of your project on your behalf: protecting the budget, holding the schedule, managing the trades, and making sure what gets built matches what was drawn.
Because Blackoak builds every day, we know what things should cost, how long they should take, and where projects go wrong. You get that judgment working for you, with open books and a clear weekly report.
When construction management makes sense.
Owners with an architect
You have plans and a design team. You want a builder’s eye on cost, schedule, and the trades before and during construction.
Developers & investors
Multi-family, modular, and mixed-use projects that need disciplined cost control and reporting to partners and lenders.
Owners who live elsewhere
Building a second home in the desert from out of town. We are your eyes on site every week.
Projects that need a reset
Over budget, behind schedule, or between contractors. We assess where things stand and get the job moving again.
What we manage, phase by phase.
Engage us for the full project or for the phases where you need help most.
Preconstruction
Before a shovel hits the ground.
- Detailed budget & cost estimates
- Constructability & plan review
- Value engineering options
- Master schedule
- Permit strategy & city coordination
- Site & utility due diligence
Bidding & procurement
The right trades at the right price.
- Bid packages & scopes of work
- Pre-qualified subcontractors
- Bid leveling & recommendations
- Contract & insurance review
- Long-lead material ordering
- Owner-furnished item tracking
Construction
On site, on budget, on schedule.
- On-site supervision
- Schedule & look-ahead planning
- Cost tracking & change order review
- Pay application & lien release review
- Quality & safety inspections
- RFIs, submittals & city inspections
Closeout
Finished properly, handed over cleanly.
- Punch list through completion
- Final inspections & sign-off
- Warranties & operation manuals
- As-built documentation
- Owner walkthrough & training
- Optional ongoing home care
Choose the structure that fits.
We will recommend the right model once we understand the project, the team, and how much risk you want to carry.
Owner’s representative
We act as your agent. You contract the trades directly while we run the project, review every invoice, and report to you. Fee-based, fully transparent.
- Best for owners who want maximum control
- Open-book costs
- Works with your existing team
CM at risk
We hold the trade contracts and commit to a guaranteed maximum price once design is far enough along, so cost risk sits with us.
- Best for owners who want price certainty
- Early involvement during design
- Single point of responsibility
Managed by people who actually build.
We come from the field, not just the office. We carry our own B General Building license plus concrete, electrical, HVAC, plumbing, and refrigeration licenses, and we build everything from custom homes to communities of up to 157 units.
- Members of CMAA and the American Institute of Constructors
- Weekly report with photos, budget, and schedule
- One point of contact from budget to closeout
- Licensed, bonded, and insured · CSLB #1132543
Have a project that needs a builder’s eye?
Tell us where things stand, whether it is plans on paper or a job already underway. We reply within one business day.