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THE FOUR PHASES OF DEVELOPMENT MANAGEMENT

There is a subtle but profound difference between Development Management and Project Management services. A Project Manager delivers a defined project within a given budget and schedule, while a Development Manager defines the project itself, making sure it truly serves the needs of the Owner. The Development Manager defines and coordinates the efforts of the entire project team from concept through operations, keeping a continuous focus on achieving the Owner’s overall goals and adjusting sub-budgets and schedules to do this effectively. Project Management is essentially a sub-set of Development Management. There are four phases of Development Management:

Predevelopment Planning

While the Owner sets initial project goals and outlines the development strategy; a Development Manager can help ensure success for the project by surveying Owner and project stakeholders to refine goals and to better understand project issues. This process builds a working project description with clear internal alignment. Once goals are in place, the Development Manager assembles the project team, including the design and construction teams, a process in which timing and method are critical to the project’s success.

Preconstruction & Development

A Development Manager, working closely with the Owner, will help make sure that the project goals and needs as defined earlier are met when setting the overall project scope, budget and schedule. The Development Manager then coordinates team members to design the right project at the right price to be built in and at the right time. It’s at the end of this process that a Project Manager would typically come on board.

Construction

During the construction process, the Development Manager can perform the Owner’s Representative or Construction Project Manager’s role, overseeing the day-to-day work of the project team on the Owner’s behalf. They also provide oversight of the budget, schedule, quality and conformity of work, providing periodic reports to the Owner. Keeping the team engaged in the project and maintaining an atmosphere of collaboration and mutual respect is a key part; the job also includes making the hard choices.

Post-Construction Phase

Upon completion of construction, the project segues from contractor control to the Owner’s control. The Development Manager can make sure the project team is focused on the project through final completion, achieving effective turnovers and training, punch list completion, and a warranty library for the building management use. The key to success in this difficult phase is to focus attention on building operations early. A good Development Manager begins the data-gathering while the team is still intact, and implements a rigorously structured documentation submission checklist and monitoring system during the early phases of development. Having the Development Manager involved from the outset maximizes the value of the project for the Owner.