Construction Management

Coordinating People, Costs, Schedules and Quality From Preconstruction Through Project Closeout

Latitude 98 provides construction management and development oversight for residential, commercial, aviation, community housing, hospitality, mixed-use, and special-use real estate projects throughout Orlando and Central Florida.

Our role is to organise the construction process, coordinate contractors and consultants, monitor budgets and schedules, manage project documentation, support inspections, and help ensure the approved plans are carried through to completion.

Construction management connects the property owner, developer, design team, general contractor, subcontractors, lenders, inspectors, utility providers, operators, and other stakeholders through one coordinated project-management structure.

Construction Management Built Around the Project

Every construction project has different ownership, financing, design, operational, and delivery requirements.

Latitude 98 establishes a project-specific management strategy based on:

• Property type
• Project size
• Approved plans
• Construction budget
• Financing structure
• Contractor arrangement
• Development schedule
• Permitting requirements
• Inspection procedures
• Tenant or operator needs
• Long-term ownership strategy
• Project risk

Our objective is to create clear responsibilities, reliable communication, organised documentation, and practical controls from preconstruction through final turnover.

Projects We Manage

Latitude 98 evaluates construction-management engagements involving:

• Single-family homes
• Duplexes, triplexes, and fourplexes
• Multifamily housing
• Build-to-rent communities
• Affordable housing
• Workforce and attainable housing
• Veteran housing
• Supportive housing
• Mixed-income communities
• Hurricane Homes
• Commercial buildings
• Mixed-use developments
• Aircraft hangars
• Aircraft maintenance facilities
• FBO facilities
• Flight-school facilities
• Aviation commercial space
• Aviation communities
• Hospitality properties
• RV parks and campgrounds
• Event venues
• Residential rehabilitation
• Adaptive reuse
• Value-add properties
• Custom and special-use projects

The precise scope depends on the project agreement, ownership structure, contractor responsibilities, and professional team.

Latitude 98’s Construction Management Role

Depending on the project, Latitude 98 may coordinate:

• Preconstruction planning
• Construction budgeting
• Contractor procurement
• Contract review
• Project scheduling
• Design coordination
• Permitting coordination
• Site logistics
• Utility coordination
• Progress meetings
• Cost reporting
• Change management
• Pay-application review
• Inspection tracking
• Testing
• Quality-control observations
• Lender documentation
• Project closeout
• Owner or operator turnover

Latitude 98 does not replace the licensed design professionals, contractors, inspectors, or other parties legally responsible for their work.

Each participant remains responsible for the services, certifications, means, methods, safety obligations, and professional decisions assigned to them.

Owner’s Representative Services

Latitude 98 may serve as an owner’s representative to help protect the owner’s development objectives throughout construction.

The owner’s representative role may include:

• Communicating project priorities
• Coordinating the professional team
• Monitoring scope
• Reviewing budgets
• Tracking schedules
• Organizing decisions
• Reviewing contractor reporting
• Coordinating lender requirements
• Monitoring change orders
• Tracking inspections
• Identifying unresolved risks
• Supporting project closeout
• Preparing the property for occupancy or operation

The owner retains final decision-making authority unless the project agreement expressly provides otherwise.

Preconstruction Management

Effective construction management begins before the construction contract is signed.

Preconstruction coordination may include:

• Reviewing the development program
• Confirming the project scope
• Evaluating site conditions
• Reviewing design progress
• Developing preliminary budgets
• Establishing the construction schedule
• Identifying required permits
• Evaluating contractor qualifications
• Planning procurement
• Identifying long-lead materials
• Reviewing site logistics
• Coordinating utilities
• Establishing project controls
• Preparing construction contracts
• Identifying major risks

Early contractor and consultant coordination can reduce redesign, unclear pricing, avoidable changes, and schedule disruption.

Constructability Review

Constructability review evaluates whether the proposed plans can be built efficiently, safely, and within the intended budget.

The review may consider:

• Building layout
• Structural systems
• Site access
• Construction sequencing
• Material availability
• Equipment access
• Temporary support
• Utility conflicts
• Building-system coordination
• Long-lead materials
• Repetitive construction
• Trade availability
• Maintenance access
• Weather exposure
• Inspection requirements
• Future expansion

Constructability input does not replace the responsibilities of the licensed architects and engineers responsible for the design.

Contractor Procurement

Latitude 98 may assist with identifying and evaluating general contractors, construction managers, subcontractors, and speciality contractors.

The review may consider:

• Licensing
• Relevant project experience
• Financial capacity
• Insurance
• Bonding
• Safety record
• Project personnel
• Subcontractor relationships
• Local market experience
• Scheduling capability
• Cost-control systems
• References
• Litigation or claims history
• Quality of prior work
• Current workload

The lowest proposed price may not represent the best overall value.

Contractor selection should also account for exclusions, qualifications, schedule credibility, staffing, relevant experience, and ability to complete the work.

Bid and Proposal Management

Contractor proposals can vary significantly in scope and presentation.

Latitude 98 may help organise and compare:

• Base construction price
• General conditions
• Allowances
• Alternates
• Unit prices
• Exclusions
• Qualifications
• Proposed schedule
• Staffing
• Insurance
• Bonding
• Payment terms
• Subcontractor coverage
• Warranty obligations
• Permit responsibilities
• Closeout requirements

A detailed comparison helps identify gaps that may otherwise become future change orders.

Construction Contract Coordination

Construction contracts should clearly establish the responsibilities of the owner and contractor.

Potential contract provisions may address:

• Scope of work
• Contract amount
• Allowances
• Schedule
• Payment procedures
• Retainage
• Insurance
• Bonds
• Change orders
• Delays
• Site conditions
• Submittals
• Inspections
• Testing
• Safety
• Warranties
• Dispute procedures
• Termination
• Project closeout

Construction contracts should be prepared or reviewed by qualified legal counsel.

Latitude 98 may coordinate business and project requirements but does not provide legal advice unless separately authorised and qualified to do so.

Project Budget Development

Construction management requires a complete project budget rather than relying only on the contractor’s base proposal.

The budget may include:

• Land and acquisition costs
• Due diligence
• Architecture and engineering
• Entitlements
• Permitting
• Impact fees
• Utility fees
• Demolition
• Site work
• Infrastructure
• Vertical construction
• Contractor general conditions
• Furnishings and equipment
• Technology
• Security
• Testing
• Inspections
• Insurance
• Legal and professional fees
• Financing costs
• Marketing and leasing
• Contingency
• Escalation
• Project closeout

The budget should be updated throughout design and construction as actual commitments and projected costs become known.

Cost Control

Latitude 98 monitors construction spending against the approved project budget.

Cost control may include:

• Reviewing contracts
• Tracking committed costs
• Monitoring allowances
• Tracking contingency
• Reviewing change requests
• Reviewing pay applications
• Identifying pending costs
• Forecasting remaining expenses
• Reporting projected final cost
• Comparing budget to actual performance
• Evaluating value-engineering options
• Monitoring lender funding

Cost reporting should distinguish among:

• Original budget
• Approved changes
• Pending changes
• Committed costs
• Costs paid
• Remaining costs
• Available contingency
• Projected final cost

Construction Contingency Management

A construction contingency provides a financial reserve for risks and unknown conditions.

Potential contingency uses may include:

• Unforeseen site conditions
• Concealed building damage
• Utility conflicts
• Code requirements
• Design clarifications
• Material price changes
• Product substitutions
• Weather-related work
• Additional testing
• Minor owner-requested changes
• Construction coordination issues

Contingency should not be treated as available funding for optional scope additions without considering the remaining project risks.

Value Engineering

Value engineering evaluates ways to control cost or improve performance while protecting the project’s essential objectives.

Potential strategies may include:

• Simplifying building geometry
• Standardizing plans
• Adjusting materials
• Revising structural systems
• Improving construction sequencing
• Selecting alternative products
• Reducing nonessential square footage
• Simplifying site improvements
• Phasing optional amenities
• Revising mechanical or electrical systems
• Reducing long-lead items

Value engineering should not compromise required safety, accessibility, structural performance, building-envelope integrity, durability, or regulatory compliance.

Schedule Development

The construction schedule identifies how work will progress from mobilisation through completion.

Potential schedule activities include:

• Permitting
• Procurement
• Mobilization
• Site preparation
• Underground utilities
• Foundations
• Structural work
• Roofing
• Building enclosure
• Mechanical work
• Electrical work
• Plumbing
• Fire protection
• Interior construction
• Site improvements
• Landscaping
• Testing
• Inspections
• Punch-list work
• Occupancy
• Closeout

The schedule should identify dependencies and critical-path activities that directly affect the completion date.

Schedule Monitoring

Latitude 98 may monitor:

• Planned progress
• Actual progress
• Critical-path activities
• Procurement dates
• Inspection dates
• Utility work
• Contractor staffing
• Weather impacts
• Design decisions
• Agency approvals
• Recovery schedules
• Occupancy milestones

Schedule reports should identify both current delays and activities that could create future delays.

A reported percentage of completion does not always reflect whether the project remains on schedule.

Long-Lead Procurement

Certain systems may require ordering months before installation.

Long-lead items may include:

• Electrical switchgear
• Transformers
• Generators
• Elevators
• Structural steel
• Pre-engineered buildings
• Roof trusses
• Hangar doors
• Windows
• HVAC equipment
• Fire pumps
• Fuel systems
• Commercial kitchen equipment
• Specialty equipment
• Custom finishes

Latitude 98 coordinates procurement dates with design approvals, financing, storage, delivery, installation, inspections, and warranties.

Design Team Coordination During Construction

Construction frequently requires continued participation from the architects and engineers.

Latitude 98 may coordinate:

• Requests for information
• Submittal reviews
• Shop-drawing reviews
• Design clarifications
• Field observations
• Agency comments
• Product substitutions
• Permit revisions
• Existing-condition discoveries
• Owner-requested changes
• Record-document preparation

The licensed professionals remain responsible for their designs, calculations, sealed documents, and professional certifications.

Project Communication

Clear communication is one of the most important construction-management responsibilities.

Latitude 98 may establish:

• Project contact lists
• Communication protocols
• Meeting schedules
• Reporting formats
• Decision-making authority
• Document-distribution procedures
• Issue-tracking systems
• Response deadlines
• Change-approval procedures
• Escalation procedures

Important decisions should be documented in writing rather than relying on informal conversations.

Construction Meetings

Regular project meetings may include:

• Work completed
• Upcoming activities
• Schedule status
• Procurement
• Inspections
• Submittals
• Requests for information
• Change orders
• Safety
• Quality concerns
• Owner decisions
• Utility coordination
• Permit issues
• Budget status
• Closeout planning

Meeting notes should identify decisions, responsible parties, and required completion dates.

Document Control

Construction projects generate a significant volume of records.

Latitude 98 may organise:

• Contracts
• Plans
• Specifications
• Permits
• Schedules
• Budgets
• Meeting notes
• Submittals
• Shop drawings
• Requests for information
• Change orders
• Pay applications
• Inspection reports
• Testing results
• Photographs
• Agency correspondence
• Professional certifications
• Warranties
• Closeout records

Document control helps ensure that project participants are working from current and approved information.

Submittal Management

Contractors and suppliers provide submittals describing proposed products, materials, equipment, and fabrication details.

Potential submittals may include:

• Product data
• Samples
• Shop drawings
• Structural details
• Equipment schedules
• Roofing systems
• Windows and doors
• Mechanical equipment
• Electrical equipment
• Plumbing fixtures
• Fire systems
• Hangar doors
• Elevators
• Specialty equipment

Latitude 98 may track submission, design-team review, revision, approval, procurement, and delivery.

Approval of a submittal does not relieve the contractor or supplier of responsibility for dimensions, quantities, installation, performance, or contract compliance.

Request-for-Information Management

Contractors submit requests for information when plans require clarification or field conditions differ from expectations.

Latitude 98 coordinates responses among:

• Contractors
• Architects
• Engineers
• Owners
• Consultants
• Operators
• Reviewing agencies

Each request should be evaluated for:

• Design impact
• Cost impact
• Schedule impact
• Permit impact
• Responsibility
• Required field direction
• Required documentation

Unanswered or delayed requests can stop work and affect multiple trades.

Change-Order Management

Construction changes may arise from:

• Unforeseen conditions
• Owner requests
• Agency requirements
• Design revisions
• Product availability
• Field conflicts
• Scope clarification
• Contractor errors
• Value engineering

A change request should clearly identify:

• Description of the work
• Reason for the change
• Labor cost
• Material cost
• Equipment cost
• Markups
• Credits
• Schedule effect
• Design effect
• Permit requirements
• Funding source
• Required approval

Work should not proceed without documented authorisation when the contract requires prior approval.

Pay-Application Review

Contractors generally submit periodic requests for payment based on completed work and stored materials.

Review may consider:

• Approved schedule of values
• Percentage complete
• Stored materials
• Approved change orders
• Retainage
• Deficiencies
• Inspection status
• Testing status
• Lien releases
• Budget availability
• Remaining work
• Cost to complete
• Lender requirements

Latitude 98 may coordinate review with the owner, architect, lender, title company, and other required parties.

Payment approval does not constitute acceptance of defective or incomplete work.

Lien Waivers and Payment Documentation

Payment administration may require:

• Contractor affidavits
• Conditional lien waivers
• Unconditional lien waivers
• Subcontractor waivers
• Supplier waivers
• Notices to owner
• Payment records
• Stored-material documentation
• Title updates
• Lender draw forms

Florida construction lien requirements are legally significant and should be managed with qualified legal and title professionals.

Construction Financing Coordination

Construction financing may involve staged advances tied to project progress.

Latitude 98 may help coordinate:

• Draw requests
• Lender inspections
• Pay applications
• Equity contributions
• Budget updates
• Cost-to-complete reports
• Change approvals
• Interest reserves
• Title updates
• Lien documentation
• Insurance
• Completion conditions
• Conversion to permanent financing

The financing documents may impose requirements beyond those contained in the construction contract.

Site Observation

Latitude 98 may visit the project to observe general progress, coordination, and apparent alignment with the project plan.

Site observations may focus on:

• Work progress
• Schedule
• Site organization
• Material delivery
• Apparent quality
• Open issues
• Testing
• Inspections
• Safety coordination
• Protection of completed work
• Weather exposure
• Punch-list development

Site observation is not continuous inspection and does not make Latitude 98 responsible for the contractor’s construction means, methods, sequences, safety procedures, or compliance obligations.

Quality Management

Quality management begins with clear plans, specifications, product requirements, and contractor responsibilities.

Potential quality-control measures include:

• Submittal review
• Product verification
• Mockups
• Contractor inspections
• Design-professional observations
• Third-party testing
• Agency inspections
• Deficiency tracking
• Manufacturer inspections
• Punch lists
• Warranty reviews

Quality issues should be documented and addressed before affected work is concealed whenever practical.

Testing and Special Inspections

Projects may require independent testing or special inspections for:

• Soil compaction
• Concrete
• Masonry
• Structural steel
• Welding
• Fireproofing
• Roofing
• Building-envelope systems
• Fire sprinklers
• Fire alarms
• Mechanical systems
• Air balancing
• Electrical equipment
• Backflow prevention
• Elevators
• Fuel systems
• Environmental conditions

Latitude 98 may coordinate testing schedules, reports, deficiencies, and final certifications.

Permit Inspection Tracking

Construction must pass the inspections required by the applicable permits.

Potential inspections include:

• Site preparation
• Erosion control
• Underground utilities
• Footings
• Foundations
• Slabs
• Framing
• Structural systems
• Roofing
• Mechanical
• Electrical
• Plumbing
• Fire protection
• Insulation
• Accessibility
• Drainage
• Landscaping
• Final building
• Final site
• Final fire inspection

Latitude 98 may track inspection requests, results, corrections, and reinspection dates.

Construction Safety Coordination

The contractor is generally responsible for construction safety, means, methods, and sequencing.

Latitude 98 may help coordinate owner-level issues involving:

• Site access
• Public protection
• Occupied-property conditions
• Airport operations
• Emergency contacts
• Insurance reporting
• Utility hazards
• Storm preparation
• Owner visits
• Tenant access
• Neighbor communication

Construction management does not transfer the contractor’s legal safety responsibilities to Latitude 98.

Weather and Hurricane Planning

Florida construction requires planning for heavy rain, high winds, lightning, tropical storms, hurricanes, and heat.

Storm planning may include:

• Monitoring forecasts
• Securing materials
• Protecting openings
• Removing loose debris
• Relocating equipment
• Protecting temporary systems
• Maintaining drainage
• Establishing shutdown procedures
• Documenting site conditions
• Inspecting damage
• Coordinating insurance
• Updating the schedule

The contractor’s storm-preparation obligations should be established in the construction contract and site-safety plan.

Utility Coordination

Utility providers may control important parts of the project schedule.

Latitude 98 may coordinate:

• Applications
• Capacity confirmation
• Easements
• Utility design
• Payments
• Equipment orders
• Transformer installation
• Meters
• Inspections
• Temporary service
• Permanent service
• Activation
• Utility acceptance

Utility delays can affect testing, building completion, occupancy, and turnover.

Municipal and Agency Coordination

Construction may require ongoing communication with:

• Building departments
• Planning departments
• Engineering departments
• Fire departments
• Utility providers
• Transportation agencies
• Environmental agencies
• Water-management districts
• Airport owners
• Aviation authorities
• Housing agencies
• Health departments

Latitude 98 coordinates required submissions, meetings, inspections, revisions, certifications, and closeout items.

Aviation Construction Management

Aviation facilities require specialised construction coordination involving active airport operations and aircraft movement.

Potential projects may include:

• T-hangars
• Box hangars
• Executive hangars
• Maintenance facilities
• FBO buildings
• Flight-school facilities
• Aviation commercial space
• Aircraft aprons
• Taxilanes
• Fuel facilities
• Aviation communities

Construction management may address:

• Airport access
• Ground-lease requirements
• Aircraft circulation
• Wingtip clearances
• Hangar doors
• Clear-span structures
• Ramp work
• Fire protection
• Fuel systems
• Hazardous-material areas
• Airport security
• Construction near active aircraft
• Specialized inspections
• Airport-owner approvals

Qualified aviation consultants, engineers, airport representatives, and contractors remain responsible for their respective professional and operational duties.

Hurricane Home Construction Management

Hurricane Homes require close coordination of structural, envelope, drainage, energy, and backup-power features.

Construction management may focus on:

• Structural connections
• Roof attachment
• Sealed roof systems
• Impact-resistant openings
• Garage-door systems
• Exterior waterproofing
• Flashing
• Drainage
• Finished-floor elevations
• Generator systems
• Electrical resilience
• Energy systems
• Humidity control
• Product approvals
• Installation documentation

No building can be guaranteed to prevent hurricane, flood, wind, or water damage.

All resilience systems must be designed and installed according to approved plans and applicable requirements.

Community Housing Construction Management

Affordable, workforce, veteran, senior, accessible, and supportive housing may involve additional construction requirements tied to:

• Public funding
• Accessibility
• Unit mix
• Energy performance
• Durability
• Prevailing wages
• Inspections
• Reporting
• Affordability agreements
• Resident needs
• Community spaces
• Qualified service-provider areas

Latitude 98 coordinates the real estate and construction process.

Healthcare, counselling, case management, personal care, and social services must be provided by appropriately qualified partner organisations when required.

Rehabilitation Construction Management

Rehabilitation projects often involve concealed or uncertain existing conditions.

Potential management issues include:

• Existing-condition surveys
• Selective demolition
• Structural discoveries
• Water intrusion
• Mould or hazardous materials
• Unpermitted work
• Code deficiencies
• Occupied units
• Temporary protection
• Utility shutdowns
• Phased construction
• Resident or tenant communication
• Permit revisions

Rehabilitation budgets and schedules should include appropriate contingency for conditions that cannot be fully evaluated before demolition.

Hospitality and Special-Use Construction Management

Hospitality, recreation, event, institutional, and other special-use projects may include specialised systems and operational requirements.

Potential coordination areas include:

• Commercial kitchens
• Pools
• Assembly spaces
• Lodging units
• RV utility connections
• Campground infrastructure
• Event facilities
• Security
• Specialty equipment
• Food-service approvals
• Health inspections
• Operating licenses
• Tenant or operator requirements

Construction must be coordinated with the intended operator and applicable licensing agencies.

Risk Management

Potential construction risks include:

• Incomplete plans
• Unclear contracts
• Unknown site conditions
• Contractor performance
• Subcontractor failure
• Labor shortages
• Material delays
• Price escalation
• Weather
• Agency delays
• Design conflicts
• Utility delays
• Failed inspections
• Safety incidents
• Change-order growth
• Financing delays
• Incomplete closeout

Latitude 98 identifies, tracks, reports, and coordinates responses to project risks within the agreed construction-management scope.

Issue Tracking

Project issues should be documented with:

• Description
• Date identified
• Responsible party
• Required action
• Cost exposure
• Schedule exposure
• Decision deadline
• Current status
• Resolution

A formal issue log helps prevent unresolved matters from being lost in emails, meetings, or informal conversations.

Progress Reporting

Latitude 98 may prepare periodic reports addressing:

• Overall project status
• Work completed
• Upcoming work
• Schedule
• Budget
• Change orders
• Pending decisions
• Procurement
• Inspections
• Testing
• Quality issues
• Safety observations
• Permit status
• Utility status
• Photographs
• Major risks
• Required owner actions

Reports should focus on decisions and conditions that affect the project’s cost, schedule, quality, and completion.

Punch-List Management

Near substantial completion, the project team identifies incomplete or corrective work.

Punch-list items may involve:

• Finishes
• Doors and hardware
• Flooring
• Paint
• Fixtures
• Equipment
• Landscaping
• Paving
• Signage
• Cleaning
• Testing
• Accessibility
• Life-safety items
• Documentation

Latitude 98 may organise the punch list, assign responsibilities, track completion, and coordinate reinspection.

Substantial Completion

Substantial completion generally occurs when the project can be used for its intended purpose, subject to remaining minor or corrective work.

The determination may affect:

• Occupancy
• Warranties
• Insurance
• Retainage
• Liquidated damages
• Utility responsibility
• Security
• Maintenance
• Tenant access
• Completion deadlines

The applicable contract and project professionals determine how substantial completion is documented.

Project Closeout

Construction closeout may require:

• Final inspections
• Certificate of occupancy
• Permit closeout
• Contractor affidavits
• Lien releases
• Final pay applications
• As-built drawings
• Record documents
• Final surveys
• Elevation certificates
• Testing reports
• Professional certifications
• Warranties
• Operations manuals
• Spare materials
• Training
• Final cleaning
• Financial reconciliation

Closeout planning should begin before the end of construction.

Owner and Operator Turnover

Latitude 98 may coordinate transfer of the completed property to the owner, property manager, tenant, operator, municipality, nonprofit, or other partner.

Turnover may include:

• Keys and access credentials
• Equipment training
• System manuals
• Warranty information
• Vendor contacts
• Maintenance schedules
• Emergency procedures
• Utility accounts
• Security systems
• Final plans
• Inspection records
• Asset inventories
• Outstanding warranty items

Early participation by the future operator can reduce transition problems.

Warranty Management

Contractor and manufacturer warranties may apply to:

• Workmanship
• Roofing
• Windows and doors
• HVAC systems
• Electrical equipment
• Plumbing fixtures
• Fire systems
• Elevators
• Appliances
• Specialty equipment
• Landscaping
• Pavement
• Building-envelope systems

Latitude 98 may help organise warranty information and coordinate the reporting of covered issues during the agreed management period.

Post-Completion Review

Following occupancy, the project may be reviewed for:

• Outstanding punch-list work
• Warranty issues
• Water intrusion
• Drainage
• Building-system performance
• Energy use
• Tenant or resident concerns
• Maintenance access
• Operational conflicts
• Final contractor obligations

A post-completion review can identify issues while contractors and warranties remain active.

Our Construction Management Process

1. Define the Management Scope

We establish the project objectives, ownership structure, responsibilities, communication procedures, budget, schedule, and reporting requirements.

2. Review the Project Documents

Latitude 98 reviews the plans, specifications, permits, contracts, budgets, schedules, financing requirements, and development approvals.

3. Complete Preconstruction Planning

The team coordinates contractor selection, constructability, pricing, procurement, logistics, utility work, inspections, and project controls.

4. Establish the Baseline Budget and Schedule

Approved budgets, contracts, milestones, contingencies, and target completion dates are documented.

5. Coordinate Construction Mobilisation

Required permits, insurance, site controls, temporary utilities, contractor documentation, and preconstruction conditions are completed.

6. Manage Construction Communication

Latitude 98 coordinates meetings, reporting, decisions, requests for information, submittals, changes, inspections, and agency communication.

7. Monitor Cost and Schedule

Progress, commitments, pay applications, change orders, procurement, delays, and projected completion are tracked.

8. Coordinate Quality, Testing and Inspections

Required observations, testing, agency inspections, deficiencies, and corrective work are organised and documented.

9. Manage Completion and Punch-List Work

The team identifies incomplete work, tracks corrections, coordinates final inspections, and prepares for turnover.

10. Complete Project Closeout

Permits, warranties, record documents, lien releases, financial records, certifications, and occupancy approvals are finalised.

11. Turn Over the Property

The completed project is transferred to the owner, property manager, tenant, operator, public agency, or nonprofit partner.

12. Support the Transition to Operations

Outstanding warranty items, building training, vendor coordination, and initial operating concerns are addressed within the agreed scope.

Working With Landowners and Property Owners

Latitude 98 works with owners who have:

• Development-ready land
• Approved plans
• An active construction project
• An incomplete development
• A distressed project
• A building requiring rehabilitation
• An aviation facility
• A community housing opportunity
• A custom or special-use project

Depending on the opportunity, Latitude 98 may serve as developer, development manager, owner’s representative, joint-venture partner, or project-specific construction coordinator.

Working With Investors and Development Partners

Latitude 98 coordinates construction with:

• Property owners
• Investors
• Lenders
• General contractors
• Architects and engineers
• Municipalities
• Counties
• Housing authorities
• Airport owners
• Nonprofit organizations
• Business owners
• Operators
• Institutional partners

A coordinated management process supports:

• Clear responsibilities
• Organized communication
• Better budget visibility
• Schedule accountability
• Documented decisions
• Coordinated inspections
• Controlled changes
• Complete project closeout

No construction cost, schedule, permit, inspection result, financing outcome, property value, occupancy date, or investment return is guaranteed.

Serving Orlando and Central Florida

Latitude 98 coordinates construction-management projects throughout:

• Orange County
• Seminole County
• Lake County
• Osceola County
• Volusia County
• Polk County

Airport, aviation, hospitality, and special-use developments may also be evaluated elsewhere in Florida when they align with Latitude 98’s development strategy.

Coordinated Construction From Start to Finish

Construction management brings together the plans, contracts, contractors, consultants, budgets, schedules, inspections, decisions, and documentation required to complete a development successfully.

Latitude 98 provides hands-on coordination and project oversight from preconstruction through final turnover.