Real estate development and construction, from feasibility to occupancy.
Independent feasibility, pro forma, capital structuring, construction management, and owner’s representation for small developers and private investors in Ottawa and Eastern Ontario.
Scope catalogue
The scope-of-work overview — seven service families across three tiers — is available as a PDF download.
What follows is the machinery by which real estate is actually carried from intent to occupancy.
Where this applies:
- Small developers with 1 to 10 units in the pipeline, hiring fee-for-service advisory instead of carrying staff.
- Private landowners evaluating whether to sell, hold, or develop a parcel.
- Private investors weighing an acquisition under $5M who need independent due diligence and a defensible pro forma before close.
Best suited to projects under $10M; general-contractor procurement and commercial brokerage fall outside the practice.
Service families
Project Research and Site Selection. We test the development thesis against market, zoning, and site reality before capital commits to ground that will not perform.
Pro Forma Modelling. We build the financial model that governs the decision and stress-test the assumptions on which the project’s viability genuinely rests.
Capital Stack Structuring. We structure debt and equity into a stack the project can service, matching the cost of each layer to the risk it bears.
CMHC and Insured Financing. We prepare the project for Canada Mortgage and Housing Corporation insured financing and lead the application package, which the mortgage broker submits through the broker’s direct access to the insurer.
Preconstruction Management. We govern the interval between approval and groundbreaking, where budget, design, and schedule are reconciled or quietly set up to fail.
Construction Management. We represent the owner’s interest through construction, holding cost, schedule, and quality against the commitments the contracts record.
Project Close-Out. We bring the project to orderly completion — deficiencies, documentation, and first-year asset performance — not merely to occupancy.
The Three Tiers
Advisory
Map, design, recommend. We diagnose and prescribe; you retain execution.
Manage
Project direction and owner’s representation. We direct the work and hold vendors to account.
Build
Execute, implement, embed. We perform the work ourselves and stay until it runs without us.
Add-Ons
Attach to any engagement above; they do not stand alone.
- Stakeholder Workshop Facilitation
- Vendor Sourcing and Request-for-Proposal Authorship
- Continuing Retainer
- Project and Cost Audit Review
- Knowledge Transfer and Documentation Handover
- Off-Region Site Presence
How an engagement runs
Every engagement follows the same arc, whatever stage you start from: we diagnose the real question, model the decision, and stay accountable through delivery. You can engage a single stage of the lifecycle above, or several.
We quote a fixed fee against a defined scope of work, with explicit exclusions and a single point of accountability. Hourly billing is reserved for change requests that fall outside the agreed scope.
Every deliverable is signed, dated, and version-controlled. Each artefact carries a document control number, a version, and a date, so you always know which document governs.
Some work touches regulated activity — mortgage brokering, securities, accounting, and professional engineering among them. We define those boundaries explicitly in each proposal rather than implying authority we do not hold.
To assemble an engagement, request a proposal: mohamed@lumenalis.com.
Lumenalis Consulting Ltd. — Ottawa, Ontario. CN17533.
Lumenalis Consulting Ltd. 