We Build Better Environments

Out with the old and in with the new. We’ve raised the bar for project management and forged a new path for procuring and managing projects. Lumen combines project management, cost consultancy, move management, change management, workplace strategy, and workplace wellness under one roof.

Project Management
CONSOLIDATED CONTRACT DELIVERY
TURNKEY PROJECT MANAGEMENT
move Management
Prelease Planning
Cost Consultancy

Project Management
consulting

Lumen’s project managers are invested in the best result for your project. We are your expert representative, your one-point of contact where all information and costs are funneled through. We go beyond “on-time, on-budget”; we’re focused on setting the right budget for your goals.

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Plan

A well-executed project starts by setting it up for success on day one. We focus on onboarding a team of expert vendors that aligned with your goals. Our unique procurement process allows us to buy scope accurately and competitively.

  • Establish goals and project parameters
  • Building evaluations
  • Workletter review
  • Develop Master Schedule
  • Budget planning and cost estimating
  • Procurement process

Design

Our job as project leader starts to take share as we conduct weekly project meetings, and collect and translate the flow of information coming from each party. Budgeting is further developed in this stage, as is furniture procurement and design.

  • Conduct weekly project meetings
  • Develop budget and cost estimates
  • Lead furniture procurement process
  • Lead early value-engineering exercises
  • Landlord reviews and coordination
  • Permitting process

Bidding and Cost Control

Once construction documents are ready to issue for bid and permit, our role is to ensure we maintain cost control for the remainder of the project. We do so by making sure the plans are properly documented and purchased to market costs. Our expertise in construction management allows us to run a robust and compliant procurement process that protects the bottom line spend.

  • Review bid documents
  • Oversee permit and landlord review
  • Review detailed subcontractor bids
  • Fairly and accurately level bids
  • Review and manage all costs
  • Manage TI allowance

Construction

As the space starts to come to life, our role shifts to manages changes, costs, and conflicts. It is critical to have a project manager that understands the ins and outs of construction and change order pricing.

  • Coordinate construction meetings
  • Review pertinent RFIs and construction documents
  • Manage change orders
  • Resolve conflicts
  • Conduct walk-throughs to ensure compliance

Move-in and Close-out

Your space is now move-in ready, and the big move is approaching. Our project managers will oversee the move-in and make sure it’s a smooth transition. We close-out project costs, provide final reporting, and make sure the tenant improvement allowance is fully exhausted.

  • Manage and oversee the move-in
  • Ensure punchlist completion
  • Financial close-out
  • Final TI reimbursement
  • Manage turnover conditions of former space

CONSOLIDATED CONTRACT DELIVERY

Consolidated Contract Delivery simplifies project execution by combining all vendors under a single contract with Lumen, delivering greater accountability, cost certainty, and time savings. Clients gain a fully managed process, guaranteed financial performance, and a project partner whose success is tied directly to theirs.

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Single Point of Accountability

One contract covers all services—design, construction, move-in—with Lumen assuming  contractual responsibility. All vendors are managed through a single process, reducing scope gaps, finger-pointing, and administrative burden.

  • Single monthly invoice and cash flow management
  • Full oversight of vendors, contracts, and payments
  • Consistent control from planning through closeout

Guaranteed Budget and Schedule Performance

Budget and schedule targets are locked in, with contractual shared savings, penalties, and schedule incentives that align Lumen’s success directly with client outcomes.

  • Budget guarantees with shared penalties for overruns
  • Early completion incentives and delay penalties tied to schedule
  • Transparent reporting on cost and schedule throughout delivery

Reduced Risk Through Unified Contract Structure

The proprietary contract framework used in Consolidated Contract Delivery eliminates scope gaps, misalignment between vendors, and disputes around roles and responsibilities. Risk is reduced through clear terms, integrated scopes, and consistent enforcement across all participants.

  • All contractors and consultants tied to common deliverables and milestones
  • Standardized scopes and contract terms across all contractors and consultants
  • Change order, billing, and compliance processes managed under one structure

TURNKEY PROJECT MANAGEMENT

Turnkey projects offer tenants a simplified delivery model, but they also shift key design and construction decisions to the landlord. Without active management, tenants risk receiving a space that prioritizes landlord savings over tenant needs. Lumen’s Turnkey Project Management service protects tenant interests by negotiating turnkey scope, monitoring landlord execution, and managing tenant responsibilities to achieve a complete and fully functional delivery.

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Define Turnkey Scope and Lease Terms

A successful turnkey starts with a clear definition of landlord and tenant obligations. We work with the brokerage team and client to ensure the turnkey workletter includes critical tenant requirements, minimizing change orders and preserving project quality.

  • Define project scope, requirements, and standards
  • Assist brokerage team in drafting turnkey workletter
  • Identify and document tenant-specific requirements

Monitor Landlord Execution

We act as the tenant’s representative throughout the landlord’s design and construction process, ensuring design intent is met, change orders are reviewed, and quality standards are maintained.

  • Attend project meetings and review drawings
  • Monitor procurement milestones and schedule progress
  • Review change requests and billing allocations
  • Mediate and resolve conflicts between tenant and landlord teams
  • Ensure punchlist completion and contract close-out

Manage Tenant Responsibilities

Even in a turnkey project, tenants maintain obligations for technology, furniture, and move coordination. Lumen manages this work in parallel, ensuring seamless integration into the landlord’s delivery and reducing disruption during occupancy.

  • Coordinate furniture, AV, IT, and security scope
  • Solicit and review vendor proposals
  • Manage move and decommission planning
  • Develop master budget and master schedule including tenant scope
  • Oversee vendor contracting and execution

Project Close-out and Move-in

We manage the final stages of the project, ensuring a smooth transition to occupancy and completion of all landlord and tenant scope items.

  • Coordinate move-in logistics
  • Conduct final close-out reporting
  • Manage post-occupancy requests and day-two coordination

Move Management

Relocations can range from the simple to the very complex. Lumen’s role is to minimize the impact of moving by thoroughly planning the process. Moving employees is about coordinating the details and identifying the risks. We emphasize clear, concise communication and documentation. We will make sure the transition occurs without a hitch.

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Understand

The first step is to understand all the key players and parameters of the relocation. We will gather information by meeting with the appropriate parties, and begin to understand the general outline of the move plan.

  • Project scope definition
  • Meetings and communication plan
  • Departmental interviews
  • Schedule & Budget
  • Move matrix development

Plan

Once the initial information is gathered, it’s time to generate a move plan. We will combine all the information we’ve gathered, rely to the appropriate team members, and start asking the right questions of the project team. By this stage, we know exactly who is moving when, where and how.

  • Detailed move plans
  • Furniture and technology assessment
  • Vendor selection
  • Logistics plan
  • Project team coordination
  • Communications

Execute

By the time we are ready to execute the move, we have a solid plan in place. We like to think of move weekend as pressing play on a record we’ve already recorded. We oversee the move weekend, making sure the movers deliver as expected, and we also oversee the punchlist. We make sure every box is exactly where it needs to be.

  • Move-in oversight
  • Punchlist
  • Final turnover
  • Vendor coordination
  • Post-move follow-up

prelease project planning

Lumen’s test fitting service provides early-stage planning that integrates layout, headcount, reuse strategy, budget, and schedule into a single streamlined analysis. Acting as a project underwriter, Lumen evaluates the true financial and logistical viability of each building option before clients sign an LOI. Unlike traditional architect-led test fits, Lumen delivers a complete project plan within two weeks, to support faster, better-informed leasing decisions.

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Integrated Planning Informed by Cost and Schedule

Test fits are developed in parallel with initial budgets and schedules, providing a complete view of financial and timeline implications at the earliest stage.

  • Space programming aligned with headcount and reuse opportunities
  • Cost and schedule modeling for each building scenario
  • Early identification of reuse risks and construction cost drivers

Budget-Conscious Reuse Strategy

Lumen evaluates reuse options alongside programming needs, helping clients balance workplace goals with the cost and schedule benefits of repurposing existing improvements.

  • Comparative analysis of new build vs. reuse layouts
  • Trade-off guidance between design adjustments and financial impact

Architect Procurement Management

Following building selection, Lumen manages a formal architectural RFP process to select the most qualified design partner.

  • Selection of a design partner aligned with the building and project scope
  • Improved cost and contract terms on a defined scope

Decision-Ready Analysis Delivered in Two Weeks

Rather than waiting through sequential test fitting, pricing, and value engineering cycles, clients receive a fully integrated planning, budgeting, and scheduling package within two weeks, providing a complete underwriting of the project before LOI execution.

  • Clear budget, schedule, and layout for each building
  • Project is started on correct fundamentals
  • Entire package completed in two weeks or less

Cost Consultancy

Project cost is a responsibility we own in full at Lumen, and cost management is a core service on all projects. Our independence from the supply chain and ability to produce detailed independent cost models in house is a critical tool during all phases of the project. Intimate knowledge of project costs and benchmarks provides the necessary guidance and controls during initial planning, vendor procurement, change order management, and billing. This service can be provided with project management, or as a standalone service to supplement your existing team.

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Control Estimates

Project cost is a responsibility we own in full; every project starts with creating our own itemized project pricing. Our independence from the supply chain enables us to create a neutral control estimate to evaluate all vendor pricing throughout the project.

  • Establish cost planning process and goals
  • Budget development
  • Design benchmarking

Procurement

The primary goal of Lumen’s procurement process is building a team that is aligned with the project goals. This is achieved through an equitable and intelligent bidding process, strategic financial controls, and a shared investment in project performance.

  • Establish client procurement goals
  • Issue bids and perform evaluation
  • Fair Fee Model
  • Shared Savings Agreement negotiations

Change Order Management

Changer orders are inevitable, and we understand this. That’s why we gather all the information we’ll need to evaluate change orders during the bid process. Deep understanding of construction delivery and cost methods is the bedrock of our review process.

  • Establish change order procedure and expectations
  • Change order estimating
  • Cash flow management
  • Cost mitigation strategy

Billing and Audit

Trust but verify. Some clients and delivery models require verification of financial compliance. Our understanding of industry bidding and financial practices are invaluable in ensuring financial compliance with contract terms.

  • Establish billing procedure and expectations
  • Invoice Review
  • Lien Waiver Review
  • Proof of Payment
  • Final account negotiation and closeout