- Concept Phase
- Predevelopment Phase
- Development Phase
- Construction Phase
- Operations Phase
- Project Management
- Community + Residents
- Design + Construction
- Budget + Financing
Effective planning is the hallmark of good development. Previously in Indian Country, the project concept was a matter of HUD program regulations. These days, meeting the diverse housing needs of tribal communities requires further planning. The outcome of this phase is a preliminary project concept outlining the project type and goals, potential site locations, identifying a particular market, the project team and financial program.
- evaluate organizational capacity
- evaluate sustainability goals
- if rental, estimate operating costs
- list potential funding sources + requirements
- review potential locations
- study and visit similar projects
- understand community concerns + support
- determine level of board and/or council support
- establish project type
- establish building standards
- draft initial budget
- conduct needs assessment
- consider size of property
- determine a critical path for funding
- determine need for grants v. loans
- determine target occupants
- determine target rent or mortgages
- develop project vision and concept
The predevelopment phase is the gathering of information and securing of resources for the development and construction of the project. The outcome of the predevelopment phase is an analysis of all assumptions regarding community needs, site, operation and development pro forma, financial requirements and financing, team and roles. All of the steps needed to determine project feasibility must be completed before construction can begin.
- evaluate sites + site costs
- estimate construction costs
- establish project goals
- engage community
- create sources + uses worksheet
- conduct environmental assessment
- assemble consultant team
- get design input
- identify project manager and staff team
- obtain site control
- create schematic design
- update rent up + operating costs (proforma)
- provide tenant/homeownership trainings
- update budget
- draft contracts
- pursue grant funding
- procure a land survey + soils report
Once the project has been determined feasible, it is now time to move to the third stage of the process, which is the actual development. A development schedule should be established which includes each of the elements to be accomplished during the development. In this phase, all funding commitments will be secured, community and leadership approvals obtained, construction drawings completed, a contractor will be selected, and a final construction amount and contract will be executed.
- secure financing commitments – grant + loan
- obtain cost estimates
- obtain appraisal (if applicable)
- finalize site control
- engage community
- design development
- complete final budgets
- complete construction documents
- close on financing
The construction typically begins when the developer issues the Notice to Proceed. During the construction phase, the owner/ developer must monitor the timeline and budget. Construction close out must be carefully managed with tenants moving in. The final outcome is a completely built project, passing all inspections, resident and owner manuals for operations, final green building certifications, and a fully leased or sold building (project).
- select contractor
- review change orders
- rent up building
- obtain contractor bids
- obtain bids for special testing
- finalize marketing and rent-up plan, if rental
- engage community
- approve pay applications + funding drawdowns
- create operations + maintenance manuals
- develop management policies, if rental
- commission building
This is the ongoing future of the project for the next 30-50 years! If this is a home ownership project, once the homes are sold there will be little responsibility by the developer, except for the one year inspection and repair issues during that time. If this is a rental project, there will be ongoing staffing for resident payments and leasing, turnovers, maintenance, funding compliance, and other operations. Annual asset management reviews and reporting may be required.
- engage residents
- evaluate building performance
- perform required maintenance
- turn over units