Development advisory and owner-side project management, from feasibility to occupancy.
Independent feasibility, pro forma modelling, capital planning, preconstruction, construction management, and owner’s representation for small developers, owners, 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.
The seven service families below describe the work by which a project moves from intent to occupancy.
Where this applies:
- Small developers with one to ten units in the pipeline who retain fee-for-service expertise instead of carrying permanent staff.
- Private landowners deciding whether to sell, hold, or develop a parcel.
- Private investors weighing an acquisition under $5 million who need independent due diligence and a documented pro forma before closing.
Typical assignments are below $10 million in project value, although scope, complexity, and the role the owner needs matter more than a fixed threshold; general contracting and real estate brokerage fall outside the practice.
Service families
Project Research and Site Selection. Lumenalis tests the development concept against market, zoning, servicing, and site conditions before capital commits, and reports what is known, what remains uncertain, and which assumptions could change the decision.
Pro Forma Modelling and Financial Feasibility. Lumenalis builds the financial model on which the decision rests, records the source, date, and confidence of each material assumption, and tests the variables that can change the result.
Capital Stack Structuring and Equity Raise Advisory. Lumenalis sizes the debt and equity the project can service and prepares the sources-and-uses schedule, the financing scenarios, and the lender package, while mortgage brokerage, securities dealing, legal advice, and accounting remain with the licensed parties.
CMHC and Insured Financing Application Management. Lumenalis prepares the project for Canada Mortgage and Housing Corporation insured financing, MLI Select included where it applies, and assembles the package that the licensed mortgage broker submits through the broker’s direct access to the insurer.
Preconstruction Management. Lumenalis manages the interval between approval and mobilisation: scope, procurement strategy, tender administration, bid comparison, budget reconciliation, the baseline schedule, and the decision log the project will run on.
Construction Management: Owner’s Representative. As owner’s representative, Lumenalis tracks committed cost, forecast cost to complete, changes, contingency, schedule, submittals, and progress payments through construction, and reports the current position to the owner each month.
Project Close-Out, Occupancy, and Post-Occupancy Transition. Lumenalis carries the project from substantial completion to a documented close-out: deficiencies, warranties, as-built records, the final account, holdback release, and the handover into operation.
Three tiers of involvement
Advisory
Lumenalis provides the analysis, the model, the review, or the recommendation, and the client retains day-to-day execution.
Manage
Lumenalis coordinates for the owner: it maintains the agreed project controls, directs the consultants and the contractor on the owner’s behalf, follows up on deliverables, and reports the current position.
Build
Lumenalis takes responsibility for a defined owner-side workstream, such as project controls, procurement administration, a financing package, or close-out, and carries it to completion. The firm does not act as the general contractor and does not perform regulated professional services outside its qualifications.
Additional services
Each attaches to an engagement above; none stands 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
Most engagements begin with a short discussion of the project, its stage, the decision in front of the owner, the material in hand, and the timing required, after which Lumenalis sets out the scope, deliverables, responsibilities, assumptions, exclusions, fee, and schedule in writing.
Lumenalis quotes defined assignments as a fixed fee. Where the work cannot be scoped in advance the firm bills hourly, and a construction-management mandate may carry a fee set as a percentage of construction cost; in every case the owner pays the fee and no part of it comes from a contractor, broker, or lender. A written change to the engagement adds any work outside the agreed scope.
Every deliverable carries a document control number, a version, and a date, so the client always knows which document governs.
Where a project needs architecture, engineering, planning, surveying, law, accounting, appraisal, real estate brokerage, mortgage brokerage, or securities advice, the licensed party retained for that work keeps responsibility for it, and each proposal names the boundary.
To scope an engagement, request a proposal: mohamed@lumenalis.com.
Lumenalis Consulting Ltd., Ottawa, Ontario. Ontario Corporation No. 1000655021.
