The Services

Build-To-Suit Development Services

Iron-Horse Development Group's Build-to-Suit Program offers its’ clients a one-stop solution for their real estate development needs whether it is real estate site selection, entitlements, build-to-suit development, fee development or construction management services.  We have the knowledge and skills to provide a satisfying and rewarding experience….. "Start to Finish ".

DEVELOPMENT SERVICES:
Due Diligence

• Prepare site investigation report to identify possible issues
• Obtain zoning and utility availability confirmation.  Aid owner in obtaining any required rezoning, variances or other entitlements
• Prepare a project estimate to be used for budgeting purposes
• Obtain required survey for owner by qualified surveyor
• Obtain title information through qualified title agent to identify any title issues

Design Process

• Assist owner in selection of design consultants
• Assist owner in contract negotiations with design consultants
• Manage engineer and architect and other related consultants
• Assist owner and design consultants in value-engineering process
• Assist owner in final design to insure the owner's objectives are met

Entitlement Process

• Pursue all necessary permits required for development and construction
• Manage the project schedule to ensure the budget is being met

Bid Process

• Assist owner in preparing a list of qualified general contractors
• Manage the bid process
• Prepare bid analysis based on qualified bids
• Negotiate construction contract with selected general contractor

Construction Process

• Construction scheduling to track project progress and adherence to critical path
• Project management providing supervision of the construction process
• Ensure quality standards pursuant to the project design specifications
• Prepare final cost analysis report
• Close out project and obtain the necessary warranty and maintenance manuals

Build-to-Suit Development Services

• The Build-to-Suit lease option allows you, our client, to occupy a prototype-designed or custom-designed facility on a site you selected. The site is purchased by Iron-Horse Development Group and then we develop the project.  Iron-Horse then leases the developed property back to you at reasonable terms.

• Iron-Horse can deliver a single development project or multi-facility program depending on your specific requirements. We provide a building that exactly meets your operational requirements as a tenant.
• The Build-to-Suit Program offers significant cost-saving advantages to our clients and allows our clients the preservation of capital along with their increased ability to focus on operations.

Land Lease Option

• For clients that prefer to build themselves, but not own the land, Iron-Horse Development will purchase the land and provide a ground lease to the client, where the improvements are the responsibility of the client.  This program allows the tenant to eliminate the cost of land acquisition from the budget and just focus on the cost of the building and contents.

Fee Development Services

• Through our Fee Services program, we manage the entire development process from permitting to certificate of occupancy.  We prepare the budget, qualify and manage the bidding process and then supervise the general contractor.  We also prepare and process the construction draw request on behalf of our client to ensure the payment application is in order, and then submit to the client or client’s lender. 

REAL ESTATE SERVICES:

Site Selection

• Focus research for ideal locations based on client needs
• Contract negotiation
• Obtain demographics from third party sources
• Prepare site package for site approval
• Provide tracking reports for site status

CONSTRUCTION MANAGEMENT SERVICES:

Bid Process

• Assist owner in preparing a list of qualified general contractors
• Manage the bid process
• Prepare bid analysis based on qualified bids
• Negotiate construction contract with selected general contractor

Construction Process

• Construction scheduling to track project progress and adherence to critical path
• Project management providing supervision of the construction process
• Ensure quality standards pursuant to the project design specifications
• Prepare final cost analysis report
• Close out project and obtain the necessary warranty and maintenance manuals