Project Development Process

Gulfstar Construction takes a multi-faceted approach during the pre-construction process,

We explore:

  • The needs of the space and how to thoughtfully incorporate them into the design, this step aims to identify the specifics of how your family lives and will use the space.    
  • We will discuss if this is a design build project or if outside architects, designers, specialty artists, and consultants will be needed and can advise on recommendations for each.
  • We will help with creating design documents and plan sets that incorporate the existing structure or the development of a new structure from the ground up, 
  • Review of initial project logistics and long lead items, and the initial construction schedule.
  • Preliminary budgeting, final construction schedule, and other engineering and permitting details.

Project Delivery Methods

We offer the following project delivery methods:

  • Design/Build
    • This method allows Gulfstar to work closely with clients on the development of their project. This preferred method allows for an intimate approach ensuring all criteria are met. We work closely with our drafting/engineering partners to create project drawings custom tailored to the clients' specific needs.
    • Once the drawings are complete and initial selections are made, we work with our trade partners and vendors to gather necessary pricing to build a solid budget for the projects.
    • With the first two steps we can take a deep dive into the project and begin construction.
  • Design/Bid/Build
    • We take plans and design criteria that are developed by a design team whose members are separate from Gulfstar Construction, we prepare a scope of work and generate a preliminary budget for construction services.
    • Once the scope and preliminary budget are created, they are reviewed with the owner and design team to ensure accuracy of design intent.
    • Once all parties approve the project is moved forward into permitting and then construction

Project Financials and Management

  • At Gulfstar Construction we believe in the utmost transparency and are rigorous in our approach to the draw process, throughout the construction project. Every month the Schedule of Values (SOV) is updated, all invoices and receipts are provided and broken down by line item. These are combined with the monthly draw invoice and submitted to the owner.
  • Release of Lien and Financial Acknowledgements; we collect with every check written a partial or final release of lien and financial acknowledgment from every vendor and trade partner contracted on your project. With each billing the previous months release of liens and financial acknowledgements are provided with the current billing. This process ensures the guarantee that every trade partner and vendor is paid and releases their lien rights against your property.
  • Project Management we utilize software that highlights daily and weekly progress that includes project photos, the trades onsite and number of workmen, deliveries and updates on schedule.

Types of Projects

Gulfstar specializes in several types of projects, each receives the same boutique concierge level of service, while each type brings their own unique challenges. Gulfstar has many years of experience in these types of project and aims to bring a level of excellence while creating a fun and enjoyable process.

  • Custom new home construction.
  • Additions
  • Large alterations and renovations
  • Full condominium renovations
A man in blue shirt and jacket standing next to wall.

Rich Rankin

A man in a suit standing next to a chair.

Brennen Kozlowski