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Why Oversight Matters
A good design only works if it's built correctly
Many building envelope problems start during construction, not design. A missing water barrier or a flashing detail installed the wrong way gets covered by siding within days, and you may not find out until the leaks return. Having J2 on site catches these problems while they’re still easy to fix.
J2 works for you, not the contractor. We don’t perform repair work so our only job is making sure you get what you’re paying for.
See how J2 oversees construction
Our construction oversight services
Bid walks and side-by-side bid comparisons
We walk qualified contractors through your property and answer their questions, so everyone bids on the same scope. Then we compare the bids line by line, showing your Board the differences in price, scope, and schedule.
Contract preparation for your attorney's review
We prepare the construction contract with your project’s scope, schedule, and requirements, ready for your attorney to review before anyone signs.
Quality assurance inspections, including RCW 64.55 compliance in Washington
We inspect critical work, like water barriers, flashing, and windows, before it’s covered up. Washington law (RCW 64.55) requires building enclosure inspections on many condominium construction and repair projects. Our inspectors perform them and provide the compliance letter your project needs.
Resolve hidden conditions
Every repair project uncovers hidden conditions or surprises that need to be resolved quickly. We work proactively with you and the contractor to resolve questions as they come up, in a cost-effective and efficient way.
Contractor interviews led by your Board
Your Board meets the finalists in person. We provide the questions and a simple scoring sheet so you can compare contractors consistently, and your Board makes the final choice.
Construction oversight with weekly field reports
We visit the site regularly, answer the contractor’s questions, and review products and sample installations before they’re used across the building. Every week, your Board receives afield report with photos, so you know how the project is going without being on site.
Change order and pay application reviews
Before your Board pays, we check that monthly payment requests match the work completed, and that any change orders are necessary and reasonably priced.
Projects we oversee
Siding replacement
From removal of the old siding to installation of new weather barriers and finishes
Roofing
Repairs and full replacements of flat and sloped roofs
Decks, balconies, and walkways
Waterproofing, railings, and structural repairs
Understand how the design performs
Renderings can show how a design addresses environmental factors,like the placement of insulation, windows, and shading, to improve energy efficiency and comfort.
Walls and waterproofing
Repairs to the layers behind the siding, from the barriersthat keep water out, including insulation, vapor retarders, and fireproofing.
Re-piping
Replacement of ageing plumbing in condominium buildings
What to expect
| 1 |
Bid walkQualified contractors tour your property and ask questions. |
| 2 |
Bid comparisonWe compare every bid side byside and walk your Board through the differences. |
| 3 |
Contractor interviewsYour Board interviews the finalists and chooses the contractor. |
| 4 |
ContractWe prepare the contract for your attorney's review. |
| 5 |
Pre-construction meetingEveryone agrees on the schedule, communication, andexpectations before work begins. |
| 6 |
Construction oversightWe visit the site regularly, inspect criticalwork, and send weekly field reports. |
| 7 |
Payment reviewsWe review pay applications and change orders before your Board approves them. |
| 8 |
Answer questions and approve products usedWe review contractor RFI's and approve submittals for products used. |
| 9 |
CloseoutWe lead the final walkthrough,make sure punch-list items are fixed, and give you a binder of project documents. |
What your Board receives
A side-by-side comparison of contractor bids
Interview questions and a scoring sheet for choosing a contractor
A construction contract ready for your attorney’s review
Weekly field reports with photos
Inspection records, including RCW 64.55 compliance letters in Washington
Recommendations on pay applications and change orders
A closeout binder with your project documents
What Boards say about working with J2
Frequently Asked Questions
What is construction oversight or construction administration?
It is the independent monitoring of a construction project on the owner’s behalf. A construction oversight consultant checks that the contractor builds the repair as designed, reviews payments and changes, and keeps the Board informed.
Does J2 do the construction work?
No. Your contractor builds the repair. J2 works for your Board, checks the contractor’s work. As an owner’s representative, we act as your eyes and ears.
Who chooses the contractor?
Your Board does. We run the bidding process, compare the bids, and help you interview finalists, but the final decision is always yours.
How will we know how the project is going?
We visit the site regularly, send your Board a field report with photos every week, and note any inconsistencies that need correction.
What is RCW 64.55?
RCW 64.55 is a Washington law that requires building enclosure inspections on many condominium construction and repair projects. J2’s inspectors perform these building envelope inspections and provide the required compliance letter.
What happens after construction is finished?
We lead the final walk through, make sure the remaining items are fixed, and give you a closeout binder with all warranty and relevant project information. From there, our Support services help you protect your investment.
After construction: protecting your investment
Once the work is done, we help your Board keep the building in good shape, with a one-year warranty review, a maintenance plan, and reserve study reviews based on your building’s real condition.
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Prescribe: repair design
Prescribe: repair design
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Support: maintenance and long-term planning
Support: maintenance and long-term planning