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Owner's Representation & Project Oversight — 2S Development.
Services / 10 — Owner’s Representation

Your Project.
Our Oversight.

From the first decision to the final detail, 2S Development helps keep your project organized, coordinated and moving forward.

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The problem

One project. Many moving parts.

A project can involve architects, designers, contractors, vendors, manufacturers, installers and deliveries, all moving on different timelines.

2S Development works on the Owner's side, helping coordinate these moving parts and keeping the project connected from planning through completion.

  1. 01Plan
  2. 02Source
  3. 03Coordinate
  4. 04Deliver
  5. 05Install
  6. 06Complete
Four ways to engage

Choose the level of support your project needs.

01

Project Start

Starting at $2,500Fixed fee

For clients who are at the beginning of a project and need a clear direction before moving forward.

Includes
  • Project Brief
  • Budget Framework
  • Project Roadmap
  • Vendor Strategy
  • Initial Product Research
  • Project Planning

Start with clarity before committing time and money.

Best for

New projects, renovations, interiors, property upgrades and projects that need structure before execution.

Detailed scope
  • A written project brief capturing goals, constraints and priorities.
  • A budget framework that separates construction, procurement and soft costs.
  • A project roadmap with the sequence of decisions ahead and when each is needed.
  • A vendor strategy identifying which categories to source, and from where.
  • Initial product research on the categories that drive the budget.
  • A planning session to review the above and agree the next step.
Project examples

A homeowner deciding whether to renovate or rebuild. An investor scoping a property upgrade before committing capital. An interior project that needs structure before designers are engaged.

Start with Project Start →
02

Procurement

7.5%–12% of managed purchasesPercentage

For clients who need help finding, comparing, coordinating and managing products and vendors.

Includes
  • Vendor Research
  • Product Sourcing
  • Quote Comparison
  • Vendor Coordination
  • Purchase Coordination
  • Production & Lead-Time Tracking
  • Delivery Coordination
  • Damage / Replacement Coordination

The right products. The right vendors. Less friction.

Best for

Furniture, lighting, materials, finishes, fixtures, custom products and FF&E.

Detailed scope
  • Vendor research and vetting across the categories your project needs.
  • Product sourcing against your specification, budget and lead time.
  • Side-by-side quote comparison so pricing is judged on equal terms.
  • Vendor coordination: specifications, approvals, samples and revisions.
  • Purchase coordination and order tracking through production.
  • Production and lead-time tracking, with schedule impact flagged early.
  • Delivery coordination with the site, the installer and the receiving warehouse.
  • Damage and replacement coordination when something arrives wrong.
Project examples

A full FF&E package for a residence. Kitchen and bath fixtures across multiple vendors. Custom millwork and stone with long production windows.

Start with Procurement →
03

Project Oversight

Starting at $3,500 / monthMonthly

For clients who want ongoing oversight while their project is being executed.

Includes
  • Scheduled Site Visits
  • Progress Monitoring
  • Vendor Coordination
  • Contractor Coordination
  • Delivery Monitoring
  • Schedule Tracking
  • Issue Reporting
  • Owner Updates

Stay informed without having to manage everything yourself.

Best for

Renovations, interiors, construction projects and active installations.

Detailed scope
  • Scheduled site visits at an agreed frequency, documented with photographs.
  • Progress monitoring against the current schedule.
  • Vendor coordination for deliveries, installations and outstanding items.
  • Contractor coordination on sequencing, access and open questions.
  • Delivery monitoring so nothing arrives before the site is ready for it.
  • Schedule tracking, with slippage reported as it appears rather than after.
  • Issue reporting: what is open, who owns it, and what it affects.
  • Regular Owner updates in a consistent, readable format.
Project examples

A renovation running while the Owner is abroad. An interior installation across several delivery waves. A construction project needing a consistent Owner-side presence on site.

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04 Most comprehensive

Owner's Representative

1.5%–5% of project costPercentage

For clients who want 2S Development involved throughout the entire project.

Includes
  • Pre-Construction Planning
  • Design & Vendor Coordination
  • Procurement Oversight
  • Site Observation
  • Schedule Monitoring
  • Budget Monitoring
  • Delivery & Installation Coordination
  • Punch List & Closeout

One trusted point of coordination from start to finish.

Best for

New Construction, major Renovations, Luxury Residential, Hospitality and complex projects.

Detailed scope
  • Pre-construction planning: scope, budget framework, team and sequence.
  • Design and vendor coordination across every discipline on the project.
  • Procurement oversight covering sourcing, purchasing and production.
  • Site observation with documented progress and open items.
  • Schedule monitoring across trades, deliveries and installations.
  • Budget monitoring against the agreed framework, with variances surfaced.
  • Delivery and installation coordination through every wave.
  • Punch list, documentation and closeout at the end of the project.
Project examples

New construction from pre-planning through closeout. A major residential renovation with several trades and long-lead products. A hospitality project where one Owner-side point of coordination is essential.

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Which service is right for me?

Start where your project actually is.

I'm just getting started. Project Start → I need help finding and managing products. Procurement → My project is already underway. Project Oversight → I want someone representing my interests throughout the project. Owner's Representative →
What 2S actually does

Eight ways we hold a project together.

Plan

Project planning, scope and roadmap.

Source

Vendor and product research.

Coordinate

Designers, contractors and vendors.

Procure

Quotes, purchasing and production tracking.

Observe

Site visits, progress and installation observation.

Deliver

Delivery coordination and issue tracking.

Report

Clear updates, photographs and outstanding items.

Complete

Punch list, documentation and closeout.

Project types

Where this service is used.

New Construction

Hold the team, the schedule and the budget together from pre-planning to closeout.

Renovation

Coordinate the people, products and decisions that keep a renovation moving.

Interior Design

Keep specification, procurement and installation aligned with the design intent.

Furniture & FF&E

Source, purchase, track and deliver full packages across many vendors.

Property Upgrades

Scope the work, price it honestly and manage it to completion.

Hospitality

Coordinate long-lead procurement and phased installation against an opening date.

How it works

Four steps, start to finish.

  1. 01

    Tell us about your project

    Share your project, goals, timeline and where you need support.

  2. 02

    We define the scope

    We identify the right 2S service and establish the scope, responsibilities and fee.

  3. 03

    We coordinate

    2S works alongside your designers, contractors, vendors and other project partners.

  4. 04

    You stay in control

    You receive clear updates, documentation and visibility into what is happening.

You remain the decision maker.
We help manage the complexity around you.

Pricing

Simple, transparent pricing.

2S uses a different pricing model depending on the service, so the fee matches the shape of the work rather than forcing every engagement into one structure.

Fixed Fee

For defined services such as Project Start, Planning, Punch Lists and Closeout.

Monthly

For ongoing Project Oversight.

Percentage

For Procurement and comprehensive Owner's Representation.

Every project receives a defined scope and proposal before work begins.

Working on the Owner's side

2S Development coordinates and oversees project activities on behalf of the Owner. We do not replace licensed professionals responsible for architecture, engineering, contracting, permitting, inspections or other regulated professional services. When required, 2S coordinates with the appropriate licensed professionals.

Examples
Bay House
Biscayne Bay, Miami · 2024
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Let's make your project easier to manage.

Tell us where you are in your project and what you need help with. We'll recommend the right 2S service and define the next step.

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