In a global economy marked by tariffs, supply chain disruptions, and chronic labor shortages, the risks associated with new construction have multiplied. For senior living and multifamily developers, this volatile environment can translate into cost overruns, project delays, and strained relationships with financiers and contractors. But these risks are not insurmountable. With proactive oversight and strategic planning, construction projects can still be delivered on time and on budget—even in a tariff world.
The complexity of construction today demands more than standard project management. Material costs fluctuate weekly, especially for steel, lumber, and copper—all of which have been targets of U.S. tariffs in recent years. According to industry tracking, average lead times for mechanical and electrical components have more than doubled since 2020, and imported equipment is now subject to higher scrutiny, longer delays, and steeper prices. Labor shortages, especially among skilled trades, continue to delay schedules and inflate bids.
Given these pressures, risk mitigation needs to begin long before ground is broken. The most successful developers, financiers, and operators start by bringing on an independent construction monitor as early as possible—ideally before contracts are signed or permits are pulled. An independent Construction Consultant reviews contract terms, assesses contingency adequacy, and evaluates constructability issues while designs are still being modified. This early involvement helps ensure budgets are comprehensive and realistic, accounting for both base costs and probable risk factors.
The Role of an Unbiased Construction Consultant is Pivotal
As projects move into active construction, regular site inspections and objective reporting become the cornerstone of risk management. An unbiased consulting team attends Owner/Architect/Contractor (OAC) meetings, validates draw requests, and tracks progress against budget and schedule milestones. In an environment where we have seen change orders quickly snowball into six- or seven-figure surprises, this disciplined oversight creates accountability across all stakeholders, protecting investors and developers alike.
Supply chain volatility is another area where expert monitoring proves invaluable. By tracking procurement schedules and verifying on-site delivery during inspections, Construction Consultants help project teams stay ahead of potential bottlenecks. In some cases, we recommend alternate materials or temporary solutions that keep work moving while long-lead items are in transit.
Labor shortages present a different kind of challenge. When subcontractors are stretched thin, quality can suffer. The team’s on-site presence ensures that work meets specifications and code requirements the first time, reducing costly rework and future warranty issues. They also help identify early signs of labor shortfalls, such as crew underperformance or missed deadlines, allowing developers to intervene before problems escalate.
Communication is key in managing these risks. One of the most underestimated benefits of an unbiased construction monitor is its ability to serve as a neutral facilitator. By keeping all parties aligned—financiers, contractors, designers, and ownership—we help avoid the kind of miscommunication that leads to delays and litigation. Reports are shared transparently with the entire team, enabling collaborative decision-making rooted in real-time data.
What to Look For…
Look for professionals who have worked on thousands of projects across the country. This experience allows them to benchmark budgets, timelines, and contingency allocations against similar projects, helping our clients avoid common pitfalls and set realistic expectations. They will know, for example, when a schedule is overly optimistic or when a contingency is too slim to absorb likely changes.
At zumBrunnen, we’ve spent over 35 years guiding senior living projects from concept to completion. In an era where uncertainty and tariff fluctuation are the norm, our job is to bring clarity, discipline, and peace of mind to every build. If you’re navigating a high-stakes construction project in a high-volatility world, let’s talk about how to build smarter—before the first shovel hits the ground.
