GENERAL CONTRACTING & CONSTRUCTION MANAGEMENT
Tester Construction Group provides comprehensive General Contracting and Construction Management Services in Pennsylvania, Florida, and New Jersey.
Since its founding in 2017, TCG has grown into one of the Philadelphia region’s leading general contractors. While specializing in multifamily and mixed-use construction, we manage active projects across diverse market sectors, including commercial fit-outs, adaptive reuse and historical renovations, education, and hospitality.
At TCG, we excel at developing creative solutions to overcome the challenges inherent in construction projects. Our approach begins with thorough estimating, scheduling, and planning during the preconstruction phase. These detailed plans provide a clear and organized framework, enabling our operations team to achieve project goals efficiently in the field. Once construction begins, we prioritize seamless coordination with subcontractors and vendors to ensure a smooth workflow across trades.
PRECONSTRUCTION SERVICES
Michael Tester, founder of TCG, started in the construction industry as a construction cost estimator with two of the largest General Contractors in Philadelphia, Boston, and New York City.
There is immense value in helping our clients navigate the ever-changing landscape of construction costs. At TCG, we provide comprehensive preconstruction estimating services for every client and project we undertake. This process often involves producing 10 to 15 iterations of estimates, value engineering reports, and budget control documents before breaking ground.
Our preconstruction deliverables typically include the following:
Order of Magnitude Estimate
Using our extensive historical database, we prepare a high-level schedule of values estimate. Even with minimal project details—such as building height, square footage, unit count, and exterior facade description—we provide an accurate preliminary overview.Schematic Estimate
From the initial schematic design, we create a detailed estimate covering 30–40 trades. This estimate includes a full breakdown of material allowances, project qualifications, alternate options, and value engineering opportunities to optimize cost efficiency and project scope.
Design Development Estimate
In the design development phase, we refine earlier estimates, reducing the contingencies included in the order of magnitude and schematic phases. This refined estimate incorporates additional project details and updated value engineering to ensure the final construction documents align with client expectations and avoid unforeseen surprises. During this stage, we actively seek market feedback across all trades, engaging subcontractors and vendors to generate interest and secure competitive pricing for your project.GMP Estimate
The Guaranteed Maximum Price (GMP) Estimate is the final and most comprehensive estimate, typically based on permit-ready documents (approximately 75% complete construction drawings). To address any gaps or uncertainties in the documents, we include additional details and allowances to minimize the risk of unexpected costs during construction. The GMP Owner Agreement is built on this final schedule of values, which we provide in full to our clients. At this stage, we typically award contracts to 50-75% of subcontractors and vendors, mitigating risks associated with cost escalations and procurement challenges. Our detailed budget control reporting empowers clients to make strategic decisions about how to allocate funds effectively to achieve their vision.
OWNER REPRESENTATION
TCG is currently providing Owner’s Representation and Consulting services to some of the largest Developers in Pennsylvania, Florida, and New Jersey.
We can provide valuable assistance in making sure the project is properly planned, estimated, scheduled, and contracted on your behalf.
These services often include:
Bidding / Estimating / Plan Review:
1. Drawings will be reviewed and a list of RFIs (request for information) and coordination issues will be generated. These RFIs will be sent to all applicable consultants (architect, structural engineer, and MEP engineer) and subcontractors. TCG will assist in reconciling these issues with the applicable parties.
2. Drawings will be sent out to bid to numerous subcontractors under an official TCG Invitation to Bid.
3. TCG will conduct detailed quantity take offs of building components including exterior wall materials and interior building programs.
4. A detailed trade summary and trade detail estimate will be completed by TCG with the subcontractor proposals received.
5. TCG will coordinate and descope subcontractors in all major trades to make sure the proper scope has been provided.
6. A master budget will be established which can be used by our Clients during their management of the project. This budget will be transferred into a Contract Status Report (Budget Report) used for purchasing subcontracted work by our Clients.
Value Engineering:
7. TCG will outline all potential value engineering options across all trades on the project.
8. This comprehensive value engineering list can be sent to all applicable consultants for coordination and discussion.
9. During the VE process, items are tracked as “pending”, “approved”, or “rejected” depending on the feedback we receive from our Clients.
10. The value engineering will often steer the design to provide every advantage possible and ensure that once subcontractor/vendor pricing is received it is aligned with our Client’s budget.
Purchasing / Subcontracts:
11. TCG will set up a specific Contract Status Report (CSR) which will be used to track all subcontracts issued and how they compare on a line item basis versus the budget.
12. We will establish a subcontract template for our Client to use with their subcontractors. This will include creating a new document list and safety plan.
13. We will help negotiate and “buy-out” the major trades for their subcontract execution. Major trades are defined as foundations, masonry, wood framing, structural steel, plumbing, HVAC, and electrical.
On Site Management:
14. TCG will provide additional support in the field in order to push projects to completion. This includes attending project meetings and understanding the scheduling risks/opportunities. We will provide weekly feedback on how to progress the project to completion and intercept the potential setbacks.
15. We will review project sites for safety issues and provide valuable feedback on the proper practices to avoid incidents and injuries occurring on the jobsite.
16. We will work directly with the Owner and General Contractor on their procurement process and how that relates to ROJ “Required on Job” dates for long lead times which can impact field production.