Land Advisory
Through hands-on management and proactive risk mitigation, we protect schedules and budgets regardless of project complexity.
Our Project Management services deliver clear accountability, disciplined oversight, and consistent execution from preconstruction through project closeout.
CREDE helps project teams navigate complex labor standards tied to public and private funding, including prevailing wage, Davis-Bacon, Skilled & Trained Workforce, Section 3, and project labor agreements.
The CREDE Group is a leading provider of real estate due diligence, development feasibility analysis, and entitlement consulting services for complex development projects.
We support residential developers, commercial developers, industrial builders, real estate investment firms, private equity groups, and landowners in evaluating potential development opportunities.
Our team leverages more than four decades of real estate development consulting experience to identify project risks, verify development assumptions, and deliver the data required to make informed real estate investment decisions.
Using our proprietary Gate System due diligence methodology, we evaluate projects through multiple stages including:
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Initial project feasibility
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Assumption validation and underwriting review
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Consultant team coordination
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Entitlement and regulatory analysis
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Infrastructure and utility verification
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Final development feasibility reporting
This structured process allows clients to reduce risk, control due diligence costs, and efficiently evaluate land acquisition and development opportunities.
Our Real Estate Consulting Services Include
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Real estate due diligence consulting
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Development feasibility studies
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Entitlement strategy and regulatory analysis
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Land development consulting
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Title review and risk analysis
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Utility availability and will-serve coordination
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Consultant procurement and project team management
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Real estate investment risk analysis
The CREDE Group delivers data-driven analysis and strategic guidance that enables developers and investors to move forward with confidence.
At CREDE, we understand the details that exist in land deals, which can make or break the project if not understood and properly documented. We work for land developers, builders, equity partners and municipalities. Whether on the buy side or the sell side, we offer a third-party objective opinion of cost that is supported through our internal expertise, experience and sheer volume of cost estimates prepared in any given year. Our detailed land development cost estimates can take your project from a site plan to an approved map to engineered drawings that can be as detailed as a finished lot cost estimate to a blue top cost estimate.
CREDE uncovers potential “surprises” through our diligent efforts in reviewing all methodologies, working conditions, and documents of each land transaction. Our Budgets and Cost Estimating Services mirror that attention to detail, offering your project accurate and customized results by way of the following:
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Land Development Cost Estimating and Constructability Review
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Dry Utility Cost Estimates
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Earthwork and Grading Analysis
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Detailed Fee Analysis
By being a “contractor” based consultant, our clients fully benefit from our strong understanding of constructability and unit pricing by way of the following:
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Experience: We leverage our internal General Engineering Contractor background to “crew up” projects as if we are bidding and constructing the improvements.
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Unit Price Database: In any given year, we administrate over $100M in land development purchasing. This allows us to be current and up to date with unit pricing for all areas of land development.
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Relationships with Contractors: We have some of the best relationships in the industry and when needed, we rely on these resources to support our unit pricing.
Utilizing our contractor-based experience, we are able to use alternative approaches that are critical to the success of a project. CREDE offers the needed validation that landowners, home builders, developers, and financial institutions seek to secure the financial confidence in developing a solid budget that will hold up to the toughest scrutiny.
The CREDE Group’s success in securing project entitlements is built on more than 40 years of hands-on experience navigating the complex regulatory environment that governs real estate development. We partner with commercial developers, residential builders, master-planned community developers, landowners, and public entities to guide projects from early feasibility analysis through final land use approvals and development permitting.
Our deep experience working with municipalities, counties, state agencies, and federal regulators allows us to quickly identify the most effective entitlement strategy for each project. We assess regulatory constraints, evaluate development potential, and define a clear path forward that protects the project’s highest and best use while aligning with our clients’ financial and investment objectives.
We take a strategic, team-based approach to the entitlement process. Drawing on long-standing relationships with leading planners, engineers, environmental specialists, and legal professionals, we assemble best-in-class consultant teams tailored to the unique needs of each project. This integrated approach enables us to manage complex approvals efficiently, anticipate challenges early, and minimize risk, delays, and unnecessary costs.
Our entitlement services include, but are not limited to:
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Planning & Land Use Approvals
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General Plan Amendments
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Zoning and Re-Zoning Approvals
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Specific Plans and Planned Development Districts
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Development Agreements
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Conditional Use Permits (CUPs)
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Variances and Special Use Permits
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Site Development Permits
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Design Review and Architectural Approvals
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Subdivision Approvals (VTTMs, TTM’s, Parcel Maps)
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Final Maps and Recordation
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Condominium Plans and Condo Maps
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Lot Line Adjustments and Parcel Mergers
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Others
Environmental & Regulatory Approvals
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Environmental Review and Compliance including:
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California Environmental Quality Act (CEQA)
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State Environmental Policy Act (SEPA)
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National Environmental Policy Act (NEPA)
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Environmental Impact Reports/Statements (EIR/EIS) coordination
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Mitigation monitoring and compliance programs
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Wetlands and biological permitting
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Coastal development permits
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Stormwater and water quality approvals
Federal, State, and Regional Agency Coordination
We routinely coordinate with regulatory agencies including:
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U.S. Army Corps of Engineers
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U.S. Fish and Wildlife Service
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National Marine Fisheries Service
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California Department of Fish and Wildlife
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California Coastal Commission
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California State Water Resources Control Board
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Regional Water Quality Control Boards
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South Coast Air Quality Management District
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California Department of Conservation Division of Oil Gas and Geothermal Resources
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Others
From initial feasibility and entitlement strategy to public hearings and final approvals, The CREDE Group provides the leadership, coordination, and disciplined execution required to move projects forward with confidence and achieve successful outcomes.
CREDE's Bid Administration Division has an all-encompassing understanding of both the public and private bid administration process. Our construction management team in the field sees firsthand the problems that can arise from not putting out a comprehensive bid package. Our expert witness and litigation support team assists in resolving issues that arise due to improper bidding. We mitigate what details can fall through the cracks between construction plans and the field operations by looking at projects “through the eyes of a contractor.” Because of the volume of bids that we prepare CREDE can get you the most advantageous pricing ensuring your project starts off competitively.
CREDE has extensive knowledge of the public bid process and the many requirements of the various public agencies and jurisdictions. We have excellent relationships with these agencies, jurisdictions and municipalities, which both enhance and expedite the bid process. We work closely with the building industry’s contractors and know which contractors to notify for each of the infrastructure disciplines. This assures the most qualified contractors are bidding your project.
Our Services Include:
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Pre-Bid Risk Analysis and Constructability Review
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Quantity Take-offs | Site Visit | Field Verification
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Preparation of Unit Price Bid Schedule
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Preparation of Bid Documents
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Preparation of Invitation to Bid
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Preparation of Special Conditions
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Preparation of Bid Proposal
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Incorporate Client’s Contractor Agreement
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Qualification of Bidders or Advertisement
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Bid Solicitation
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Issuing of Addendums
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Pre-Bid Meeting and Job Walk with Bidders
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Public or Private Bid Opening
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Bid Tabulations – Spreadsheets
The Dry Utility Division at CREDE provides our clients with dedicated service to ensure timely completion of any and all Dry Utility components of their project.
Our division is “design based” with vast knowledge of power distribution, design and agency-specific standards. This helps our team provide real-time design scenarios to assist our clients and utility agencies to complete time sensitive tasks. The Dry Utilities is a critical path in land development which is often overlooked and can lead to costly delays. Our team has built meaningful relationships with agency planners and engineers to help expedite the process. With the continued growth of new development, our team has streamlined the process to maximum success. Our team coordinates multiple project types in multiple jurisdictions including mixed-use and commercial development, tract planning, master planned communities, and substation coordination.
Our Services Include:
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Assistance with New Installations
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Utility Availability and Conflict Reporting
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Constructability Analysis and Reviews
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Cost Analysis / Estimating
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Facility Removals
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Overhead Relocation
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Overhead to Underground Conversion
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Indoor Transformer Room Design and Coordination
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Temporary Power Coordination
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Substation Coordination
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Permit Expediting
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Coordination of Plans, Contracts and Easements
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Existing Utility Exhibits
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Utility Composite Exhibits
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Applicant Design
At CREDE, our Construction Management Oversight Services enhance project administration, efficiency, and execution, ensuring seamless delivery from start to finish. With nearly 40 years of experience, our Senior Construction Managers bring unmatched industry expertise, proactively identifying constructability challenges, implementing cost-saving solutions, and mitigating risks to prevent unnecessary delays. Our goal-oriented, solution-driven approach ensures projects stay on track and within budget, no matter the complexity.
Having a single, dedicated point of contact in the field is crucial for real-time problem-solving, decision-making, and team coordination. Without skilled oversight, projects face risks such as delays, cost overruns, site hazards, and increased liability. Our team is highly experienced across all major trades, including mass grading, erosion control, wet and dry utilities, street improvements, bridge construction, and landscaping.
What sets us apart is our contractor-based approach—many of our team members have owned or worked within contracting firms, giving us insider knowledge of industry complexities, negotiation tactics, and best practices. By proactively managing projects from inception to completion, we minimize risk, enhance efficiency, and maximize success for our clients. Our expertise ensures that every development moves forward smoothly, safely, and cost-effectively, delivering high-quality results that stand the test of time.
CONSTRUCTION MANAGEMENT SERVICES:
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Coordinate and manage all field activities
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Review and adhere to plans and specifications
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Scheduling of Pre-Construction, During Construction, and Post-Construction activities
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Engage with contractors and agencies
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Enforce contract compliance
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Agency inspection coordination and testing
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Daily report documentation
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Erosion control & SWPPP Compliance
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Project closeout documentation, punch list, and bond exoneration
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Work with agency and contractor(s) to finalize and complete the punch list and turnover to the agency for maintenance
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Mechanic liens and impairment analysis
CREDE has the resources and experience necessary to step into a project at any point in its business plan. We are capable of changing course as necessary to maximize asset value or facilitate quick execution. Our goal is to ensure that our interests are aligned with ownership to help drive efficiency and performance. CREDE's team of experts take the same detailed approach to project management on all projects as if they were our investment deals, increasing the consistency and efficiency of the project's overall performance.
CREDE is integrally involved in every phase of the construction process through our hands-on management style. We understand construction from both the owner and contractor perspectives, allowing us to anticipate and solve problems before impacting the schedule and cost. We recognize that effective management of time, expenses, and changes are critical to a project’s success. We can also leverage our experience as operators to ensure the physical use of space aligns with the owner’s long-term business plan. This skill set also enables us to evaluate work done to date and adjust accordingly based on the business plan.
DEVELOPMENT ADVISORY SERVICES:
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Value Engineering
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Scheduling
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Financial Analysis
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Project entitlements and permits
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Business Plan Creation and Execution
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Financial engineering and sophisticated structuring
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Site Evaluation and Selection
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Market Research
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Analysis Detailed Cost Estimating
PROJECT MANAGEMENT SERVICES:
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Due Diligence
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Entitlement Cost Estimates And Fee Analysis
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Private And Public Bid Administration
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Dry Utility Design and Coordination
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Construction Management
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Project Management
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Labor Compliance
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DRE, HOA, Association Consulting
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Bond Exoneration
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Pre-Construction Services
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Contract Oversight and Compliance
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Cost Estimating, Budgeting, Cost Management
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Design Development Support
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Project Feasibility
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Value Engineering
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Scheduling
Construction projects funded with public dollars are subject to complex labor standards at the federal, state, and local level. Requirements such as prevailing wage, Davis-Bacon, Skilled and Trained Workforce (STW), Section 3, local hire programs, and Project Labor Agreements (PLAs) require ongoing oversight to ensure contractors remain compliant throughout the life of a project.
CREDE provides comprehensive labor compliance and workforce compliance monitoring services for infrastructure, housing, and publicly funded development projects. Our team works with project owners, developers, and contractors to verify compliance with applicable labor standards, review contractor documentation, and identify potential issues early so they can be resolved before they escalate into violations, payment withholdings, or agency findings.
Many publicly funded projects involve layered funding sources, which can trigger overlapping labor standards requirements. CREDE helps project teams navigate these complex funding structures while maintaining clear documentation and reporting to support agency oversight and project audits.
Compliance Programs We Support
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California Prevailing Wage (DIR)
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Federal Davis-Bacon and Related Acts (DBRA)
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HUD Labor Standard
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HUD Section 3 Workforce Requirements
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Skilled and Trained Workforce (STW) compliance
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Apprenticeship compliance and training requirements
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Local Hire and Community Workforce programs
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Project Labor Agreements (PLA) and Community Workforce Agreements (CWA)
Legislative Programs and Workforce Requirements
California legislation continues to expand workforce compliance obligations on publicly funded and publicly supported development projects. CREDE supports compliance monitoring for projects subject to workforce requirements under legislation such as:
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AB 35 – Skilled and Trained Workforce requirements for certain housing developments
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AB 219 – Prevailing wage requirements for specified public works and hauling activities
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AB 2011 – Workforce standards tied to streamlined housing development
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SB 7 – Contractor eligibility requirements for public works
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SB 854 – Public Works Contractor Registration requirements
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SB 35 – Streamlined housing approvals with labor standards
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SB 96 / SB 922 programs tied to transit-oriented development
These legislative programs often introduce additional workforce compliance obligations that must be tracked alongside prevailing wage and federal labor standards.
Our Services
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Labor Compliance Monitoring
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Prevailing wage and labor standards compliance monitoring throughout the life of the project
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Review and audit of Certified Payroll Reports (CPRs)
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Verification of wage determinations, classifications, and fringe benefits
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Contractor and subcontractor compliance documentation review
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Coordination with project teams, contractors, and funding agencies
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Compliance reporting and documentation to support agency oversight and audits
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Apprenticeship & Workforce Compliance
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Apprenticeship compliance monitoring and documentation review (DAS 140/142)
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Tracking apprenticeship utilization and training contributions
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Skilled and Trained Workforce (STW) verification and reporting
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Section 3 workforce participation tracking
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Local hire and targeted workforce program monitoring
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Labor Relations Administration
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Project Labor Agreement (PLA)
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Community Workforce Agreement (CWA)
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Coordination with unions, trade councils, contractors, and project stakeholders
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Documentation and reporting to support labor agreement compliance
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Risk Mitigation & Compliance Support
Labor compliance violations can lead to payment withholdings, penalties, contractor debarment, and audit findings that put project funding at risk. CREDE takes a proactive approach to compliance monitoring by identifying potential issues early, educating contractors on requirements, and maintaining clear documentation to support agency oversight.
Our experience supporting projects with complex funding structures and multiple labor standards requirements allows project teams to move forward with confidence that workforce compliance obligations are being properly monitored and documented.
CREDE provide consulting services to homeowners’ associations/master planned communities, developers, municipalities and special districts.
Developer HOA | DRE Support Includes:
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DRE budget preparation, amenity, and staff consultation
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DRE document management and submittal processes
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Consultation of CC&R’s, rules and regulations
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Conduct research, bid for management company services, insurance, and other pre-management services
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Serve in capacity of a Board Declarant
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Conduct turnover walks and manage punch list to acceptance | completion
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Manuals for common area maintenance
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Phase turnover walk, including:
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Common area tracking of utilities
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Meters and recordation processes
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CREDE’s enhanced DRE/HOA Association services and expertise free up valuable personnel resources and time while limiting potential cost overruns and liability exposure.
Bid Administration – Technical Specification Development
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Services include: property/community management of HOAs, landscaping, etc.
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Community enhancements and rehabilitations include: streets, walls, slope stabilization, pools, recreation, facilities, lakes, waterways, water basins, storm drains, etc.
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Further complemented with utilization of in-house drone GPS mapping capabilities.
Project Management | Supervision of Community Projects
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Projects include: Street rehabilitation and concrete improvements, slope stabilization, trail systems, landscaping, storm drains, water quality components, major reconstruction of common area amenities (playgrounds, restrooms, aquatic facilities, clubhouses), major building components (balconies), etc.
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Ensures the community project is completed per bid specs and within budget.
Routine Inspection Services
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Includes: storm drains, water quality basins, filtration systems, streets
Reserve Studies
Architectural Submittal Review
CREDE is a leader in the land development community providing superior Credit and Reimbursement services. We provide expert guidance in the world of land secured financing and work diligently to mitigate risks and maximize our client’s abilities to obtain the available credits and/or reimbursements involved.
We’ve established ourselves as a group that serves with Integrity, Transparency, Collaboration, Commitment, and Efficiency.
Integrity – We do what’s best for all parties involved. We align our goals with our clients to execute for them, but we also serve as stewards to the funding programs to ensure the funds are spent responsibly.
Transparency – We showcase work that is honest and upfront – assisting program leads to make well-informed decisions when determining eligible / non-eligible costs.
Collaboration – We stay in-tune with those representatives, serving as the liaison between the public entities and regional organization. Working together to maximize credit and reimbursement opportunities while maintaining trust and teamwork.
Efficiency – Our deliverable platform is streamlined utilizing each project’s unique funding agreement. Our clients can also benefit from having a network of inter-related services available such as Public Bid Administration, Prevailing Wage Labor Compliance, and Construction Management – thus creating a seamless transition of project documentation while bringing additional support and expert knowledge as an extension to their teams. This foundation results in more accurate reporting and leads to faster turnaround rates.
Areas of Expertise / Program Experience:
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CFD (Community Facilities District)
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DIF (Development Impact Fee)
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TUMF (Transportation Uniform Mitigation Fee)
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RBBD (Road Bridge Benefit District)
Services include:
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Credit/Reimbursement Agreements
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Cost Validation and Reconciliation
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Credit/Reimbursement Lookback for Legacy Projects
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Unclaimed Property Refunds
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Assumption/Assignment of Excess Impact Fee Credits
When the construction phase of a project is nearing its end, closing out the improvement bonds can become not only a time- consuming task, but one that could have unforeseen costs linked to it if not managed effectively and efficiently. Continued premium payments, as well as the liability from not having the project turned over, can potentially lead to expensive consequences for the homebuilder or developer. CREDE offers our expert experience to guide clients through the process of reducing their bond liability and fully exonerating the bonds to maximize savings in time, costs, and client resources.
How We Differentiate Ourselves:
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Our team comes from a Construction Management background: We are able to navigate the release of bonds not only through an administrative capacity and dealing with all levels of public government, but also have the knowledge needed to handle any matters in the field.
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We are an “A” License Contractor: We can handle the administrative side of the bond release process, and can also bid out, manage, and complete punch list items ourselves utilizing our “A” License. We can be a one stop shop for all bond exoneration needs.
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We are nimble depending on client needs: We have extensive experience in working in-depth to close out legacy projects where the bonds have been in place for 15+ years, or newly finished projects where a client needs minimal assistance in closing out the bonds.
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We take a proactive approach to bond exoneration: We stay ahead of all of the necessary agency requirements in order to avoid any potential surprises that could hold up bond release efforts.
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Our breadth of relationships with various agencies: Murow Development Consultants has worked with over 30 municipalities / agencies and have built solid relationships in each one that we are able to leverage in order to successfully see projects through to their completion and have all bonds released.
Areas of Expertise / Division Experience:
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Navigation of Subdivision Improvement Agreements & Bond Language
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Extensive Knowledge of Bond Release Processes – from field work, to administrative closeout, to working with surety companies to have bonds
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Turnover of all Subdivision Improvements – including grading, streets, sewer, water and storm drain
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Turnover of Detention Basins and Bioswales
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Sewer Lift Station Turnover
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Construction & Demolition Debris Recycling Bond Releases
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Titles, Easements, and Subordinations
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DRE/BRE Bond & Assessment Releases
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HOA Turnover
Bond exoneration is one of the most important, yet often overlooked aspect of a project. The CREDE Bond Exoneration Division specializes in honing in exclusively on all tasks relating to bond release to ensure that bonds are reduced and exonerated in as streamlined and expeditious of a manner as possible on behalf of our clients.
The CREDE Expert Services Division provides litigation support and expert witness services on all aspects of land development improvements, public and private works, street and underground improvements and building construction. Expert Services also offers professional advice on land use concerns and due diligence matters.
Expert Services Include:
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Expert witness testimony in mediation, arbitration and in the courtroom
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Case development and complete litigation support and case management
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Facilitation of equitable settlement agreements
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Opine on the cost of repair, cost to complete, probable cost of future development
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Opine on historical cost for specific abandonment and termination dates
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Damage assessments and cost analysis
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Quantity verification and analysis
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Contract and change order dispute resolution
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Standard of care for Contractors, Engineers, Architects, Construction Managers, and Inspectors
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Contractor safety procedures and operations
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Delay and acceleration claims
Expertise Includes:
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Earthwork & Mass Grading
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Underground Construction
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Construction Safety Accidents
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Shoring Failure Causation
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Landslide Causation and Repair Costs
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Land Development & Building Issues
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Building Envelope Defects Analysis
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Presentation of Damages and Associated Repair Costs
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Engineering (Civil, Mechanical, Electrical, Structural)
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Architectural Issues