Moving complex projects from vision through execution.
Salt & Oak works for owners, investors, and communities — never the contractor. Twenty years of managing development and construction, applied to your project's budget, schedule, team, and risk.
Eight areas of work. One accountable advocate.
Each card lists what we actually do in that role, what gets delivered, and where it leaves you. Follow any card through for the full service page.
Development Planning
Feasibility, site and program testing, due diligence, and the early read on whether a project pencils before real money is committed.
- Test what the site can actually hold against zoning, setbacks, and utilities
- Build the order-of-magnitude budget and schedule before you're committed
- Run the due-diligence list and surface deal-killers while you can still walk
Deliverables: feasibility memo, program test fit, order-of-magnitude budget, risk register.
You walk away knowing whether to buy, build, or walk — before the land is under contract.
Project Strategy & Structuring
Delivery method, phasing, contracting approach, and team structure — decided deliberately rather than inherited from whoever showed up first.
- Recommend the delivery method that fits your risk tolerance, not the builder's
- Write the roles, so no scope falls between architect, GC, and consultants
- Review contracts before signature for the terms that cost owners money
Deliverables: delivery method recommendation, phasing plan, team org chart, contract matrix.
You walk away with a delivery structure that assigns risk on purpose instead of by default.
Preconstruction Management
Budget development, estimate reconciliation, scope of record, procurement strategy, and the decision log that keeps all three aligned.
- Reconcile every estimate line by line so gaps surface before buyout
- Lock a scope of record nobody can quietly reinterpret later
- Plan procurement around long-lead items instead of reacting to them
Deliverables: reconciled budget, scope of record, buyout plan, decision log.
You walk away with a budget you can defend and a scope nobody can quietly reinterpret later.
Design Coordination
Managing architects, engineers, and consultants against the owner's brief — so design advances toward a buildable, budgeted result.
- Write the owner's brief so design has a target it can be measured against
- Review each design milestone for cost, constructability, and coordination gaps
- Keep consultants aligned so drawings arrive complete, not almost complete
Deliverables: owner's brief, design review comments, consultant scope alignment.
You walk away with drawings that match the budget — not a redesign after the first bid.
Construction Oversight
Pay application and change order review, schedule interrogation, site walks, quality benchmarks, and accountability held on your behalf.
- Verify each pay application against work actually in place before you fund it
- Challenge change orders on entitlement and pricing, not just the total
- Walk the site and interrogate the schedule so slippage is caught early
Deliverables: monthly owner report, pay app review, change order log, punch oversight.
You walk away paying for work actually in place, with change orders challenged before they're approved.
Amenity & Community Development
Clubhouses, pools, trails, and shared facilities for communities and associations — from concept and funding through turnover.
- Turn member wish lists into a scoped, funded, phased project
- Prepare board-ready packages so votes happen on facts, not opinions
- Manage the build and the turnover documentation the association inherits
Deliverables: concept budget, board-ready presentations, funding schedule, turnover package.
Your board walks away with a defensible process and documentation that survives the annual meeting.
Project Controls & Systems
Budget structures, cost tracking, reporting cadence, risk registers, and documentation that holds up with lenders, boards, and partners.
- Stand up a cost structure that tracks commitments, changes, and forecast
- Run a reporting cadence lenders and partners can rely on
- Maintain a live risk register so surprises are decisions, not emergencies
Deliverables: cost control workbook, reporting template, risk register, document standard.
You walk away with reporting that answers lender and partner questions before they're asked.
Owner Representation
One accountable advocate across the full lifecycle — sitting on your side of the table from first sketch to final keys.
- Sit in every meeting as the owner's voice, then document what was decided
- Hold architect, contractor, and consultants to their contracts
- Drive closeout: punch, warranties, as-builts, and the handover package
Deliverables: single point of accountability across every stage and every consultant.
You walk away with one person accountable for the outcome across every stage and consultant.
Prefer to read before you talk? Browse the knowledge library or see every service in detail.
Clear scope. Aligned fees. No surprises.
Consultation
A candid conversation about the project, the timeline, and where the real risk sits. No charge, no obligation.
Clarity on fitScope & structure
A written scope with a fee structure that fits the stage — fixed-fee phase, monthly retainer, or hourly advisory.
Written scope & feeEngagement
Embedded with your team as owner's representative or advisor, with a reporting cadence you actually read.
Active oversightHandover
Documentation, closeout, and the systems left behind so the next project starts further ahead than this one did.
Systems you keepStart with a conversation.
Tell us where the project stands. We'll come back within one business day with next steps — or a candid reason it isn't the right fit.
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