What Does an Owner's Representative Do in Seattle?
An owner's representative manages a construction or development project on the owner's behalf. In Seattle, that includes confirming a site is feasible, hiring and managing the design team, selecting the contractor, coordinating SDCI permits and City housing programs such as MFTE and Mandatory Housing Affordability, controlling the budget, and overseeing construction through occupancy and closeout.
Owners hire a representative when they don't have in-house development staff, when a project is larger or more complex than usual, or when they want an experienced, independent check on contractors and costs. That last point matters most in commercial construction management in Seattle, where labor and material costs leave little room for unchecked change orders. Learn why organizations need an owner's representative.
Owner's Rep vs. General Contractor vs. Construction Manager
These roles are often confused when people search for construction management in Seattle, WA. The main difference is who each one works for.
| Owner's Representative (BC Group) | General Contractor | Construction Manager at Risk / GC/CM | |
|---|---|---|---|
| Works for | The owner only | Its own contract with the owner | Its own contract, often guaranteeing a maximum price |
| Involved from | Site selection and due diligence | Bidding or pre-construction | Pre-construction |
| Builds the project | No, oversees those who do | Yes | Yes, through subcontractors |
| Manages architects and lenders | Yes | No | Limited |
| Reviews change orders and pay applications for the owner | Yes | Submits them | Submits them |
Washington public owners often use GC/CM delivery under RCW 39.10. An owner's rep can manage that procurement and act as the owner's check on the GC/CM's pricing.
What Developing in Seattle Looks Like in 2026
Seattle's permit sequence, MFTE, and MHA can each move a project's budget or schedule by months or by six figures. A large part of our work for Seattle owners is planning around them before design and financing are fixed. Program details reviewed October 2026.
How Long Does It Take to Get a Building Permit in Seattle?
For a new apartment, mixed-use, or commercial building, SDCI's initial plan review target is 8 to 12 weeks (the "Full-C" category). That is only the first cycle. Most permits go through several correction cycles, and many new commercial and multifamily projects also need a Master Use Permit (MUP) and design review before the construction permit is issued. SDCI publishes current results on its Construction Permit Performance dashboard, and as of October 1, 2025 the City has set specific goals for permit issuance times. We build the real sequence into your schedule and keep the design team turning corrections quickly.
Seattle MFTE Program (Program 7)
The Multifamily Property Tax Exemption gives new multifamily buildings a 12-year property tax exemption in exchange for income- and rent-restricted units. MFTE Program 7 took effect November 14, 2025, and the program is set to sunset September 1, 2029. Developers must apply to the Office of Housing at least 180 days before the project is finished. The participation fee is now $2,000 plus $200 per unit, capped at $10,000 per project. We model MFTE against market rents in your proforma and track the application deadline.
Seattle Mandatory Housing Affordability (MHA)
MHA is Seattle's mandatory inclusionary zoning and applies to new commercial and residential development in most rezoned areas. Owners choose the performance option (rent-restricted units in the building) or the payment option (a fee paid to the Office of Housing during permitting). Requirements depend on the zone's MHA suffix and the payment area, and payment amounts are CPI-adjusted every year. We compare both options with you early, alongside MFTE, because the two programs interact.
Several Agencies to Coordinate
SDCI handles land use and construction permits. The Office of Housing administers MFTE, MHA compliance, and affordable housing funding. Seattle Fire, SDOT, Seattle Public Utilities, and Seattle City Light review many projects too. As your owner's rep, we coordinate with each and keep your team responsive to comments.
Affordable and Mission-Driven Projects
For nonprofit and affordable housing owners using LIHTC, HUD, Office of Housing, or Washington State Housing Trust Fund dollars, we line up funding requirements, incentive applications, and the construction schedule so they support each other.
Seattle Neighborhoods and Puget Sound Communities We Serve
Within Seattle: Downtown, South Lake Union, Capitol Hill, First Hill, Belltown, Pioneer Square, International District, the University District, Ballard, Fremont, Northgate, Rainier Valley, Beacon Hill, West Seattle, and Interbay.
King County and the Eastside: Bellevue, Redmond, Kirkland, Renton, Kent, Burien, Shoreline, and Issaquah.
Snohomish and Pierce counties: Everett, Lynnwood, Tacoma, and Federal Way.
Each city has its own permitting process, impact fees, and timelines.
Seattle Projects We Have Guided
BC Group has represented owners in downtown Seattle, including the seismic retrofit and repurposing of 300 Pine, an 11-story historic landmark building, while the ground-floor retail tenant remained open, and due diligence, development management, project management, and construction management for 1 Hotel, a planned $165 million, 24-story, 557,000-SF hotel, condominium, and retail tower.
Our Owner's Representative Services for Seattle Projects
- Due diligence and feasibility. We gather City and King County records, order environmental, geotechnical, and survey work, review zoning, MHA suffix, and design review triggers, and prepare a development budget and proforma that reflects Seattle fees and incentives.
- Design team selection and management. We run RFPs for architects and consultants, negotiate AIA agreements drawing on 20+ years of AIA contract experience, and review the design at each milestone.
- Pre-construction. We run the contractor RFP and bid review for your Seattle commercial construction project, recommend value engineering, finalize the budget and schedule, secure builder's risk insurance, and support construction loan closing.
- Construction management. We lead weekly Owner/Architect/Contractor meetings, track RFIs and submittals, negotiate change orders, review pay applications, and send you a monthly status report.
- Completion and turnover. We manage the punch list, support final inspection and the Certificate of Occupancy, and turn over warranties, O&M manuals, and as-built drawings.
Construction cost consulting: We build complete budgets covering land, hard costs, soft costs, startup, and financing, with cash flow estimates at each milestone. We also review every invoice against the contracted scope.
Construction loan monitoring for lenders: We provide independent monthly draw reviews. Each includes a site observation, a cost breakdown review, lien release collection, and a written report on progress, change orders, contingency, and budget adequacy.
Project Types We Support in Seattle
- Multifamily development: ground-up apartment communities, MFTE projects, and mixed-use residential
- Affordable housing and supportive services: LIHTC, HUD-funded, Office of Housing-funded, and permanent supportive housing
- Senior housing: assisted living, independent living, and continuing care retirement communities (CCRCs)
- Hospitality: hotel and boutique hospitality development and construction management
- Commercial: office, retail, life science, and mixed-use commercial construction and tenant improvements
- Health and wellness: medical office, wellness campus, and behavioral health facility development
What Sets the Best Owner's Representative Firms in Seattle Apart
When owners compare the best owner's representative firms in Seattle, these are the points that matter most, and how BC Group measures up.
- Independence. We work only for the owner and never for the contractor on your project.
- Development and construction management in one team. Real estate developers in Seattle get one firm from feasibility through closeout, so nothing is lost between planning and building.
- Pacific Northwest experience since 2003. We know Northwest construction markets, Washington and Oregon permitting, and the region's lenders and funders.
- In person on site. Our team attends your OAC meetings and site walks.
- Clear reporting. You get weekly meeting minutes and one monthly report instead of updates from several vendors.
- Flexible engagement. Hire us for the whole project or for a single phase.
How to Start Your Seattle Project
Contact Us
Reach us by phone at (503) 432-8761 or through the contact form with your site, project type, and timeline.
Project Review Call
We'll get back to you and schedule a short call to discuss your project.
Scope and Proposal
We outline the phases where we can help and provide a written proposal.