Multi-Family Construction Project Management
Expert coordination of complex apartment, condo, and mixed-use developments in Tampa Bay. From pre-construction through turnover, we deliver projects on time and on budget.
Multi-Family Project Types
Each project type presents unique management challenges requiring specialized expertise.
| Project Type | Units | Stories | PM Focus Areas | Timeline |
|---|---|---|---|---|
| Garden-Style Apartments Wood frame, Type V | 50-300 units | 2-3 stories | Site logistics, phased occupancy, amenity coordination | 12-18 months |
| Mid-Rise Apartments Wood over podium or steel frame, Type III | 100-400 units | 4-6 stories | Podium coordination, vertical transportation, fire system complexity | 18-24 months |
| High-Rise Condos Concrete or steel, Type I | 100-500 units | 7+ stories | Tower crane logistics, concrete cycle times, façade coordination | 24-36 months |
| Mixed-Use Development Hybrid systems common | Varies | Variable | Retail/residential interface, parking structure, multiple occupancies | 18-30 months |
Multi-Family Project Phases
Structured approach to delivering complex multi-unit residential projects.
Pre-Construction Planning
2-4 monthsKey Activities
- Site due diligence and feasibility analysis
- Entitlement and zoning confirmation
- Design development coordination
- Value engineering sessions
- Contractor prequalification and bidding
- Financing coordination and draw schedule setup
Deliverables
GMP/lump sum proposal, master schedule, project budget
Permitting & Procurement
3-6 monthsKey Activities
- Building permit submissions and expediting
- Long-lead material procurement
- Subcontractor contract execution
- Shop drawing review and approval
- Utility coordination and agreements
- Site logistics planning
Deliverables
Building permits, subcontracts, procurement log, site plan
Site Work & Foundation
2-4 monthsKey Activities
- Erosion control and SWPPP implementation
- Mass grading and earthwork
- Underground utilities installation
- Foundation excavation and forming
- Concrete placement and curing
- Waterproofing and backfill
Deliverables
Foundation inspection sign-offs, as-built drawings
Vertical Construction
8-18 monthsKey Activities
- Structural framing (wood, steel, or concrete)
- MEP rough-in coordination
- Exterior envelope and waterproofing
- Interior framing and drywall
- Unit finishes and fixtures
- Common area construction
Deliverables
Progress reports, inspection logs, quality documentation
Closeout & Turnover
2-3 monthsKey Activities
- Punch list completion
- Final inspections and CO
- System commissioning and testing
- Owner training on building systems
- Warranty documentation handover
- Phased unit turnover coordination
Deliverables
Certificate of Occupancy, O&M manuals, warranty package
Critical Success Factors
Key areas that determine project success in multi-family construction.
Scheduling & Sequencing
Multi-family projects require precise coordination of repetitive work across hundreds of units
Best Practices
- Use CPM scheduling with milestone payments tied to completion
- Implement flow scheduling for repetitive unit work
- Buffer critical path activities for weather and labor issues
- Coordinate inspections in batches to minimize delays
Budget Management
Cost control across extended timelines with multiple stakeholders
Best Practices
- Establish detailed cost codes matching unit types
- Track costs at building/phase level for variance analysis
- Implement change order protocols with owner approval thresholds
- Forecast cash flow monthly with 90-day look-ahead
Quality Control
Consistent quality across identical units built by different crews
Best Practices
- Create model units for finish and quality standards
- Implement unit-by-unit inspection checklists
- Track punch list metrics by trade contractor
- Conduct third-party quality audits quarterly
Stakeholder Coordination
Managing owner, lender, design team, and regulatory relationships
Best Practices
- Weekly OAC (Owner-Architect-Contractor) meetings
- Monthly lender site walks and draw documentation
- Regular design team coordination for RFIs
- Proactive inspector relationship management
Common Challenges & Solutions
Proactive risk management for typical multi-family construction issues.
Labor Shortages
Schedule delays, quality issues, cost increases
Pre-qualify multiple subcontractors per trade, build long-term relationships, consider prefabrication to reduce site labor needs
Material Lead Times
Work stoppages, resequencing, expediting costs
Early procurement of long-lead items (switchgear, elevators, HVAC units), maintain buffer stock of critical materials
Weather Delays
Foundation and exterior work disruption
Build weather days into schedule, prioritize weather-sensitive activities, protect in-progress work
Design Changes
Rework, material waste, schedule impacts
Complete design before construction, implement formal change order process, track cumulative change impact
Inspection Coordination
Crews waiting, out-of-sequence work
Batch inspections by building/floor, pre-inspection walk-throughs, develop inspector relationships
Unit Turnover Sequence
Revenue delay, punch list bottleneck
Plan turnover sequence early, dedicate punch list crews, implement unit acceptance protocol
Our Project Management Services
Scheduling
CPM scheduling, resource loading, and progress tracking for complex multi-phase projects.
Cost Control
Budget development, change management, and financial reporting for owners and lenders.
Quality Assurance
Unit-by-unit inspection programs, model units, and third-party quality audits.
Coordination
Owner, architect, contractor, and lender coordination throughout project lifecycle.
Frequently Asked Questions
Planning a Multi-Family Development?
FCS provides comprehensive project management for apartment complexes, condominiums, and mixed-use developments throughout Tampa Bay. Let us bring your vision to reality on time and on budget.