Harrissety building

Open-book GMP construction for owners building with a bank loan.

We manage commercial projects from $1M to $20M in St. Paul, Minneapolis and the surrounding counties. You get a guaranteed maximum price built from bids you can see, and a draw package each month that your lender can approve on the first pass.

Send project documents See how the fee works
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What we do on a project

Eight services, one contract. Each line below opens the detail.

  1. 01 Preconstruction estimating Line-item estimate from schematic or DD drawings, with a written list of assumptions.
  2. 02 Open-book GMP Cost of work, general conditions, fee and contingency shown as separate lines.
  3. 03 Subcontractor buyout Three or more bids per trade, leveled scope by scope before award.
  4. 04 Lender draw packages Monthly G702/G703 with lien waivers and invoices, ready for the draw inspector.
  5. 05 Permits and inspections St. Paul DSI and suburban permit applications, inspection scheduling, sign-offs.
  6. 06 Field management Full-time superintendent, daily logs, weekly OAC meetings and a three-week lookahead.
  7. 07 Change control Priced change orders, signed before work starts, logged against contingency.
  8. 08 Closeout and warranty Punch list, O&M manuals, final lien waivers, retainage release and an 11-month walk.
02

A GMP you can audit line by line

We sign an AIA A102 cost-plus agreement with a guaranteed maximum price, under the A201 general conditions. The GMP has four parts and each one is visible to you and your lender.

Cost of work
Subcontract and supplier amounts, billed at what we pay. You get copies of every trade contract and invoice.
General conditions
Superintendent, site trailer, temporary power, dumpsters, winter heat. Priced as a fixed sum so it cannot drift.
CM fee
4.5% of the cost of work. It covers our overhead and profit; nothing else is marked up.
Contingency and savings
3–5% held for scope gaps, drawn only with your written approval. Unused savings split 75% to you, 25% to us.
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04

Draw packages your lender approves the first time

Construction loans pay against paperwork. A missing waiver or a G703 line that doesn't match the budget can hold a draw for weeks, and your subcontractors wait with it.

  • We submit by the 25th of each month, with percent complete, stored materials and 5% retainage shown on every line.
  • Each package includes conditional waivers for this period and unconditional waivers for the last one, from every sub and supplier paid.
  • We walk the site with the lender's draw inspector and answer their questions directly.
  • Pre-lien notices go out within 45 days of first work, as Minn. Stat. § 514.011 requires.
03

Buyout with the bids on the table

For each trade we invite at least three bidders, level their scope against the drawings, and send you the bid tab before we award. You see the low number, what it excludes, and why we recommend who we do.

Steel, aluminum and copper prices moved sharply in 2026 under Section 232 tariffs, so we lock material-heavy packages early and re-confirm any quote older than 60 days before it goes into the GMP.

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From drawings to closeout

  1. 01

    Preconstruction

    You send drawings and a target budget. A preliminary estimate comes back in 10 business days.

  2. 02

    GMP and buyout

    Bid tabs, leveled scope and a signed GMP your lender can underwrite against.

  3. 03

    Construction

    Weekly OAC meetings, daily logs, and a draw package by the 25th of each month.

  4. 04

    Closeout

    Punch list, O&M manuals, final waivers, retainage release, 11-month warranty walk.

Questions owners and lenders ask

What size of project do you take on?

Commercial and multifamily (4+ units) projects with a construction cost between $1M and $20M: new buildings, additions and major renovations. We don't take 1–4 unit residential work.

Does preconstruction cost money?

Yes, a fixed fee between $7,500 and $30,000 depending on the size and drawing stage, agreed in writing up front. If you sign the construction contract with us, the full fee is credited against the GMP.

What happens if costs come in over the GMP?

We pay the overrun. The only things that raise the GMP are owner-approved change orders for scope you add or conditions the contract lists as excluded, such as hazardous materials found during demolition.

Can our lender talk to you directly?

Yes. With your written consent we send draw packages straight to the loan officer, meet the draw inspector on site, and answer questions about the schedule of values.

Can you provide a certificate of insurance and a bonding letter?

We provide a COI naming you and your lender as additional insured, and a bonding letter for the project, once we have the project size and contract form. Ask for them in your first email.

Who does the electrical and plumbing?

Minnesota-licensed electrical, plumbing and mechanical subcontractors under trade contracts we hold. Their licenses and permits are part of the submittal package you receive.

Send us the drawings and your loan budget

Attach whatever exists: schematic or DD drawings, a site address, the lender's budget line for hard costs, and your target start date. We reply by email within 2 business days.

Email info@harrissetybuilding.xyz