General contractor · Brooklyn Park, Minnesota
Commercial buildings in the Twin Cities, priced open-book and built to a guaranteed maximum price.
We build offices, tenant improvements, light industrial space and multifamily projects for owners and developers. Choose CM at Risk, Design-Build or hard-bid lump sum; in each case you see the subcontractor bids, the cost report and the schedule every week.
Our commitments
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3 business days
Reply to every bid request
You get a written response with questions, a preliminary scope read and a preconstruction schedule within three business days of receiving drawings.
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100% open-book
Every sub bid shared before GMP
Each trade package goes out to at least three subcontractors where the market allows. You see every bid, the leveling sheet and our recommendation.
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Every Monday
Cost and schedule report
Committed cost, forecast at completion, open RFIs, pending change orders and a two-week lookahead, sent before the OAC meeting.
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60-day repricing
No stale numbers in your contract
Any subcontractor or supplier quote older than 60 days is reconfirmed before we sign a GMP or lump sum, so tariff and material moves are visible up front.
A schedule of values you can audit line by line.
Your contract amount is broken down by CSI division in the same structure as the AIA G703 continuation sheet. Each monthly pay application shows work completed, stored materials and 5% retainage, and arrives with subcontractor pay apps, supplier invoices and conditional lien waivers attached.
- Buyout savings are reported as a separate line, not absorbed into contingency.
- Contingency draws require written owner approval.
- Fee is a fixed percentage of the cost of work, stated in the contract.
- Overview
- Schedule of values
- Change orders
- RFIs
Pay application 04
Period ending Oct 31
Schedule of values
| Division | Scheduled | Status |
|---|---|---|
| 03 Concrete Slab infill, housekeeping pads | $48,200.00 | Billed |
| 09 Finishes Drywall, ACT, LVT | $212,750.00 | In progress |
| 23 HVAC VAV boxes, ductwork | $138,400.00 | In progress |
| 26 Electrical Panel, lighting, devices | $161,900.00 | Stored materials |
RFIs and change orders tracked to a date, not a feeling.
Every RFI gets a number, an owner, a required-by date and a cost and schedule flag. Change orders are priced with subcontractor backup before they reach you, and nothing proceeds as extra work without a signed change order or a written directive.
The log is reviewed at the weekly owner-architect-contractor meeting and sent with the Monday report.
- Open RFIs
- 7
- 2 due this week
- Avg. response
- 4.2 days
- Approved COs
- $18,640
- 1.9% of contract
Log
| Item | Impact | Status |
|---|---|---|
| RFI-014 Beam pocket at grid C/4 Structural | None | Answered |
| RFI-017 Fire damper access Mechanical | Pricing | With architect |
| CO-03 Added data drops, Suite 210 Owner request | $6,420.00 | Pending owner |
Project documents, compliance and data handling.
Owners, lenders and architects need paperwork they can rely on. This is what we provide and how we handle the files you send us.
- With every proposal
- Certificate of insurance (general liability and workers' compensation), a project-specific bonding letter, and our Minnesota DLI construction contractor registration, which you can verify in the DLI iMS system.
- With every pay application
- AIA G702 / G703, subcontractor pay applications, supplier invoices, and conditional lien waivers for the current period plus unconditional waivers for the prior period.
- Licensed trades
- Electrical, plumbing, mechanical and elevator work is performed by subcontractors holding the separate Minnesota licenses those trades require. License numbers are listed in the buyout log.
- Your drawings and data
- Bid documents are shared with subcontractors through access-controlled, encrypted links that expire after bid day. Access is limited by role. We sign your NDA on request, and at closeout you receive the full project record; on written request we delete our copies of confidential files, except those we must keep for warranty and tax purposes.
- Closeout package
- Punch list sign-off, certificate of substantial completion, as-built drawings, O&M manuals, warranties and commissioning reports, delivered as indexed PDFs.
Questions owners ask first
Which delivery methods do you offer?
CM at Risk with a guaranteed maximum price, Design-Build with a single contract for design and construction, and hard-bid lump sum under Design-Bid-Build. We use AIA A101-2017 / A201-2017 or ConsensusDocs 500 series agreements, depending on what the owner and lender prefer.
What size projects do you take on?
Most of our work falls between $250,000 and $15 million in construction value: tenant improvements, office and light industrial buildings, and multifamily buildings of five units or more.
Where do you build?
We are based in Brooklyn Park and work across the seven-county Twin Cities metro. Projects elsewhere in Minnesota are reviewed case by case.
How do you handle tariffs and material price changes?
Steel, aluminum and most copper products are subject to Section 232 tariffs, and input prices have moved quickly in 2026. We carry escalation as a visible line item, reconfirm quotes older than 60 days before contract, and flag long-lead equipment such as switchgear and transformers in preconstruction.
Can you provide insurance certificates and a bonding letter?
Yes. A certificate of insurance for general liability and workers' compensation, a bonding letter for the specific project and our Minnesota DLI contractor registration are included with every formal proposal.
Do you build single-family homes?
No. We do not contract directly with owners of one- to four-unit residential buildings. Our work is commercial, light industrial and multifamily of five units or more.
Send drawings, a site address and a budget range.
We reply within three business days with scope questions, a delivery method recommendation and a preconstruction fee.