Buildings that lease on time.
Mid-rise, podium and high-rise rental communities, built by teams who know that the pro forma depends on units turning over on time and amenities that work.
What owners need from us.
Revenue starts at turnover
Rent begins when units are certified for occupancy. Phased turnover by floor or building brings income in sooner.
Repetition rewards discipline
Hundreds of near-identical units mean a mistake in one is a mistake in all. The first unit sets the standard for the rest.
Lenders watch every draw
Construction loans release money against verified progress. Clean pay applications keep the project funded and on pace.
What we build.
- 01
Wood-frame over podium
Four to five stories of light framing over a concrete podium with parking and amenity space below.
- 02
Concrete and steel high-rise
Towers with post-tensioned decks, window wall and rooftop amenities.
- 03
Garden and walk-up communities
Multi-building sites with clubhouse, pool and site utilities phased for early turnover.
- 04
Amenity and common areas
Lobbies, fitness rooms, roof decks and courtyards that help a building lease up.
How we deliver here.
The capabilities owners in this market rely on most.
One team for design and construction, so unit layouts and structure are priced together.
Cost per unit tracked from concept, with pricing that holds up to lender review.
Prefabricated wall panels, bathroom pods and MEP racks that cut time on the deck.
Transfer levels and shafts modeled so plumbing stacks align from podium to roof.
Finished modules, set off the truck.
On a design-manufacture-install apartment community, modules are designed with the factory in the model, foundations and the podium go in while they are built, and each module is lifted straight off its truck and connected by stitch crews working floor by floor behind the crane. Turnover is planned by floor, so leasing knows which units it can open and when.
- Factory
- In the coordination model
- Truck to set
- No laydown
- By floor
- Turnover milestones
Questions owners ask us.
Do you build unit mockups?
Yes. We build a full mockup of a typical unit early, so the owner, designer and trades agree on finishes and details before the repetition starts.
Can you turn over units in phases?
We plan phased turnover by floor or by building with the inspector and the owner, so leasing can start while work continues elsewhere.
How do you support construction lender draws?
Our pay applications follow the lender schedule of values, with photos, lien waivers and stored-material records the inspecting engineer can verify.
Planning a multifamily project?
Send us your scope, target date and biggest concern. A senior Jacob Wiseman lead will read it personally.