Sleeping Dog - Our Approach

G E N E R A L C O N T R ACT I N G

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DESIGN-BUILD

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R E A L E S TAT E D E V E LO P M E N T

OUR

A clear, thoughtful approach to building—designed to create confidence at every stage, from first conversation to long-term care.

APPROACH

Our Approach Well-built projects do not happen by accident.

They are the result of careful planning, defined roles, and disciplined execution. Our approach brings structure to complexity and clarity to every decision along the way.

What follows is the framework behind every project we deliver.

THE STEPS

STEP 01 — THE BUDGET...........................................................................................................14 Clarity before commitment.

STEP 02 — THE CONTRACTS........................................................................................18 Clear agreements. Thoughtful protection.

STEP 03 — THE HANDOVER..........................................................................................22 A seamless transition from planning to execution.

STEP 04 — SCHEDULING & PERMITTING........................................26 Preparation that keeps projects moving.

STEP 05 — THE BUILD...............................................................................................................30 Precision, communication, and accountability, every day.

STEP 06 — THE PUNCH..........................................................................................................36 Details matter, especially at the finish line.

STEP 07 — THE AFTERCARE.........................................................................................40 Care that extends beyond construction.

STEP 01—THE BUDGET Clarity before commitment.

THE BUDGET

THE BUDGET Cost uncertainty is the single biggest source of stress in building. We remove it early.

We start with an initial meeting and on-site walkthrough to understand your goals, answer questions, and evaluate existing conditions. From there, our estimating team returns to the office to carefully analyze the drawings, scope, and logistics of your project. We prepare a detailed budget that reflects our approach to quality, sequencing, and execution.

Once complete, we present the pricing for review and discussion. Many projects include a follow-up meeting to walk through line items, answer questions, and refine the budget until alignment is achieved.

WHO’S INVOLVED •

Client

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SDP Sales & Estimating Team

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Architect and/or Interior Designer

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Subcontractors & Vendors

TIMELINE •

1-5 days post initial contact to schedule and complete site visit

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3-7 days to create a pricing proposal for review

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3-10 days for client to review, set up follow-up meeting, and make any final revisions

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OUR SALES & ESTIMATING TEAM

Chris Rapczynski

Gene Rodman

Joulien Martinelli

President

Senior Estimator

Strategic Partnership Manager

THE PROPOSAL •

Includes separate pricing for design, construction, and any alternate pricing discussed during initial walkthrough

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Organized by CSI construction divisions for clarity and consistency

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Crafted with forensic detail that mirrors provided specifications of finishes, fixtures, appliances, accessories, etc.

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Built from specifications, subcontractor input, vendor quotes, and historical project data to ensure the most accurate numbers

STEP 02—THE CONTRACTS Clear agreements. Thoughtful protection.

THE CONTRACTS

THE CONTRACTS Once awarded the project, we prepare formal agreements using industry-standard AIA contract documents, tailored to the selected delivery method. Depending on the structure of your project, this may include lump sum or cost-plus contracts (A105, A103, A104, A201, etc.), along with our internal documents.

Clients are encouraged to review contracts with their legal counsel, and our team is always available to answer questions and explain how each document applies to your project.

WHO’S INVOLVED •

Client

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Legal Counsel (as desired)

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SDP Sales & Estimating Team

TIMELINE •

Less than one day to draft contracts and send via DocuSign

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1-7 days to review contracts and sign electronically

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WHY AIA CONTRACTS MATTER We structure our contracts using industry-standard AIA documents because they provide clarity, balance, and transparency for all parties involved. These agreements clearly define responsibilities, establish fair risk allocation, and create a consistent framework for communication throughout the project.

For our clients, this means protection, transparency, and confidence.

For our design partners, it means alignment, defined authority, and professional collaboration.

The result is a project built on structure, not assumptions.

STEP 03—THE HANDOVER A seamless transition from planning to execution.

THE HANDOVER

THE HANDOVER Once contracts have been signed, the sales and estimating team formally hands the project over to the fulfillment and construction team. We review drawings, scope, budget, prior client conversations, anticipated challenges, logistics, permitting requirements, start dates, and projected duration.

Following this internal alignment, we introduce the construction team to the client and summarize all key information so everyone begins on the same page.

WHO’S INVOLVED

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SDP Sales & Estimating Team

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SDP Director of Construction & Chief Operating Officer

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SDP Project Manager(s) & Assistant Project Manager(s)

TIMELINE •

Within five days of contract signatures for SDP to complete the turnover meeting

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Within five days to complete internal project setup, procurement review, and preliminary scheduling

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YOUR PROJECT LEADERSHIP TEAM Every project is entrusted to a dedicated team responsible for guiding it from contract to completion. This structure ensures continuity, accountability, and a seamless transition from planning into execution.

PROJECT EXECUTIVE & PROJECT MANAGER Your primary point of contact and strategic lead. Oversees schedule, budget, coordination, and communication across all phases of construction.

ASSISTANT PROJECT MANAGER Supports daily project operations, including documentation, subcontractor coordination, change management, and administrative flow.

SITE SUPERVISOR Leads on-site activity and craftsmanship. Oversees trade partners, site safety, quality control, and day-to-day progress in the field.

STEP 04—SCHEDULING & PERMITTING Preparation that keeps projects moving.

SCHEDULING & PERMITTING

SCHEDULING & PERMITTING The project team develops a detailed, week-by-week construction schedule using Microsoft Project and Outbuild. Simultaneously, we begin the permitting process and prepare all required documentation for municipal approvals.

We maintain close working relationships with the City of Boston Building Department and numerous surrounding municipalities. For projects involving exterior changes in historic districts, such as the South End, Back Bay, or Beacon Hill, we coordinate submissions and presentations to the appropriate historical commissions.

WHO’S INVOLVED

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SDP Director of Construction & Chief Operating Officer

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SDP Project Manager(s) & Assistant Project Manager(s)

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Municipal officials and applicable neighborhood review boards

TIMELINE •

1-2 weeks to develop a detailed construction schedule

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2-6 weeks for permitting (jurisdiction and type of permit dependent)

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Historical review timelines vary by town, district, and neighborhood

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BOSTON LANDMARKS COMMISSION Working closely with the Boston Landmarks Commission benefits clients and design partners alike. For clients, early and respectful engagement with the landmark review process helps avoid delays, align expectations, and preserve the value and integrity of a historic property, ultimately enhancing long-term investment and community contribution.

For architects and designers, proactive collaboration with the Commission builds confidence in design decisions, clarifies preservation guidelines, and supports creative solutions that honor historic fabric while accommodating modern needs. By partnering with the BLC, projects help preserve Boston’s history, the very context that makes its neighborhoods special, while advancing quality and durability in design and construction.

STEP 05—THE BUILD Precision, communication, and accountability—every day.

THE BUILD

THE BUILD Once permits are approved and written authorization to proceed is received, we mobilize our

teams, equipment, site protection, and signage. Work typically begins with demolition and site preparation before progressing through construction phases.

All projects are managed through Procore, our construction management platform. Procore serves as the central hub for drawings, RFIs, submittals, change orders, schedules, photos, and billing, ensuring transparency and organization throughout the project.

On-site meetings occur regularly and are tailored to each project. They bring together clients, designers, architects, and builders to review progress, make decisions, and plan next steps.

WHO’S INVOLVED •

Client

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Architect & Interior Designer

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SDP Director of Construction & Chief Operating Officer

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SDP Project Manager(s) & Assistant Project Manager(s)

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SDP Field Staff (Carpenters, Laborers, and Service Managers)

TIMELINE •

Duration varies by project scope, typically 6-18 months for full renovations and new construction

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Weekly or bi-weekly on-site meetings with the project team, architect, and client

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Monthly progress billing with detailed cost tracking 30

THE BUILD

Submittals are tracked, reviewed, and approved within a centralized system, creating a clear, documented process that keeps decisions aligned and moving forward.

All project drawings are organized and continuously updated in one central location, ensuring the entire team is always working from the most current information.

THE POWER OF PROCORE Procore is our construction management platform and your window into the project. From drawings and RFIs to submittals, change orders, schedules, photos, and invoices, every critical piece of information lives in one organized place.

For our clients, Procore provides real-time visibility into the progress of your home. You can log in at any time to view the latest photos, review the current schedule, track approved changes, and see exactly where your project stands between formal meetings and project updates. It replaces uncertainty with clarity.

For our design partners, Procore streamlines the flow of information that makes collaboration efficient. Drawing sets are always current. RFIs are routed directly to the right team member. Submittals are tracked with full approval histories. The result is fewer miscommunications, faster decisions, and a shared record that everyone can trust.

STEP 06—THE PUNCH Details matter—especially at the f inish line.

THE PUNCH

THE PUNCH As the project nears completion, our team systematically reviews every space, every trade, and every scope item to ensure the finished work meets our standards. This is not a cursory walkthrough; it is a disciplined, room-by-room evaluation conducted with the same care that defined the build itself.

Items are documented, tracked, and resolved within Procore, giving every stakeholder clear visibility into what remains and when it will be addressed. Our project managers coordinate directly with trade partners to schedule corrections efficiently, minimizing disruption while maintaining quality.

Our dedicated Home Care Team supports closeout, helping deliver a clean, complete, and polished project ready for handover. From paint touch-ups and hardware adjustments to appliance commissioning and deep cleaning, every element is inspected before we consider the work complete.

WHO’S INVOLVED

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Client

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Architect & Interior Designer

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SDP Project Team + Home Care Team

TIMELINE •

2-4 weeks for internal punchlist review and initial corrections

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1-2 weeks for client and design team walkthrough

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1-3 weeks for final corrections, touch-ups, and closeout items 36

OUR STANDARDS OF COMPLETION Every punchlist item we track falls within a clear framework of accountability. Before a project is considered complete, we verify the following across every space: •

Finish Quality: Paint, stain, millwork, tile, and stone meet specified tolerances and visual standards.

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Functionality: Every door, drawer, window, and fixture operates as intended. Hardware is secure. Appliances are commissioned and tested.

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Cleanliness: Surfaces are free of dust, adhesive residue, and construction debris. A professional deep clean is completed before handover.

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Documentation: Warranty information, operation manuals, and as-built records are compiled and delivered to the client.

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Site Restoration: Landscaping, walkways, and exterior areas affected by construction are returned to their intended condition.

STEP 07—THE AFTERCARE Care that extends beyond construction.

THE AFTERCARE

HERITAGE HOME PROGRAM Most contractors disappear at handover. We don’t.

The punchlist delivers a home that is clean, complete, and ready to live in. The Heritage Home Program is what comes next. A finely crafted residence is a living investment. Natural material movement, seasonal exposure, and the complexity of modern building systems all require thoughtful, ongoing oversight. The Heritage Home Program ensures your home is not simply completed, but actively supported as it settles into daily life.

Our team knows the materials, systems, and craftsmanship in your home because we selected and installed them. No outside service provider can match that level of institutional knowledge.

For our design partners, this continuity matters. It means the finishes you specified are being cared for by the same team that installed them, and that your clients are well served long after the project closes.

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HOW THE PROGRAM WORKS The Heritage Home Program is integrated into your construction contract, ensuring a seamless transition from project completion to long-term stewardship. The program unfolds in three phases:

Phase One: Closeout & Turnover A structured closeout process including a formal turnover walkthrough, orientation on your home’s major systems, and resolution of all remaining contract items. You’ll receive a comprehensive closeout package with documentation, warranty details, and care recommendations.

Phase Two: The Included First Year Your first year of Heritage Home care is included as part of your construction contract. During this period, your home is covered by our one-year warranty, and the Heritage Home team provides scheduled seasonal reviews, service visit coordination, and proactive oversight.

Phase Three: Ongoing Annual Stewardship Following the initial year, homeowners may continue the Heritage Home Program on an annual retainer basis.

Program terms are tailored to your home’s specific needs. The team who built your home remains your trusted partner in its care.

Project completion is not the end of our relationship. It is the beginning of a long-term commitment to the care, performance, and enjoyment of your home.

BOS TO N

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CA P E C O D

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L A K E S R EG I O N