A significant remodel or new home in Palo Alto involves an architect, engineers, a general contractor, specialty consultants, the city, and a budget that is usually the largest check you will ever write. Each of those parties has their own interests. An owner’s representative works only for you.
PACM’s owner’s representation and project management service gives homeowners an experienced advocate who understands construction from the inside. We have spent more than 20 years building, estimating, scheduling, and managing residential projects as a licensed general contractor. We know how contracts are written, where budgets drift, how schedules slip, and what quality looks like when it is right. We put that knowledge on your side of the table.
When an owner’s representative makes sense
- Your project is large or complex. Whole-home remodels, additions, new custom homes, and multi-phase projects with several consultants.
- You are busy. You want to make the decisions that matter without managing the day-to-day stream of questions, submittals, and change orders.
- You are not in town. Second homes, relocations, and projects that run while you are traveling need someone on site who reports back clearly.
- You want independent oversight. You already have, or will select, your own architect and builder, and you want an experienced set of eyes reviewing their work, their invoices, and their schedule.
What we do
Pre-construction
- Clarify your goals, priorities, and the budget you are actually comfortable with.
- Help you select and interview architects, designers, and general contractors.
- Review proposals, fee structures, and contracts before you sign them.
- Build a realistic master budget and schedule, including permits, design time, and contingency.
- Coordinate feasibility questions with the City of Palo Alto and neighboring jurisdictions, including SB 9, ADU, and historic-review considerations.
Design phase
- Keep design decisions aligned with the budget as drawings develop.
- Manage the consultant team: structural, civil, Title 24 energy, landscape, and others.
- Review drawings and specifications for completeness, constructability, and cost before they go out to bid.
- Run a clean bid process and level the bids so you compare like with like.
Construction phase
- Weekly site visits with a written report: progress, quality, open questions, and decisions needed from you.
- Review and approve pay applications against work actually completed.
- Evaluate change orders for legitimacy and pricing before you approve them.
- Track the schedule and flag delays early, while there is still time to recover.
- Keep the owner-architect-contractor meetings productive and documented.
Closeout
- Manage the punch list to completion.
- Collect warranties, manuals, lien releases, as-built drawings, and final permits.
- Walk you through the finished home and its systems.
Management services for smaller engagements
Not every project needs full owner’s representation. We also offer defined-scope services:
- Budget and proposal review. A candid second opinion on a contractor’s bid or an architect’s fee proposal.
- Contract review. A plain-language walk-through of what you are signing and what is missing.
- Schedule and progress audits. A one-time or monthly look at a project that feels off track.
- Pre-purchase construction assessment. For buyers planning a remodel: what the home will need and what it is likely to cost.
How we are paid
Owner’s representation is billed as a monthly fee or a percentage of construction cost, agreed in writing before we start. We do not take referral fees or markups from architects, contractors, or suppliers. Our only compensation comes from you, which is the point.