Effective solutions that deliver results
Other companies may offer project management services, however it is rare to find the depth of hands on experience and development knowledge provided by Muller. It is this all encompassing service that enables Muller to effect the detail required to deliver projects in the ever more complex environment of legislation that prevails, notwithstanding the difficult trading conditions now prevalent in property markets.

As experienced project managers, we understand your need for timely and meaningful project information and clarity of financial reporting. We work with you to establish a suitable reporting regime that keeps all parties informed of the ongoing project statistics and progress.

• The status of sales and/or lettings either completed or in progress, including appraisal of sales and marketing strategies and pricing

• Financial viability of the current scheme and the forecast project profitability, cashflow and the timescale for the realisation of the client’s investment

Following the initial project appraisal, an independent project report will be presented to the client detailing the role that Muller will perform, involving an outline of the costs involved in delivering those services. Upon agreement being reached with the client, Muller will provide a complete schedule of the specific programme to be undertaken, level of service and fees.

Initial Review
In order to rapidly address the scope of the project management role required by the client, Muller will initially carry out a critical review of the project in order to establish:

• Whether the scheme maximises the return on investment

• The suitability of existing consultants, advisors and personnel, and any necessary changes and additions to the professional team

• Where construction work is already in progress, whether it complies with a recognised standard of quality and meets all industry regulations

Planning & Design
Whether the project benefits from detailed planning permission or not, Muller will establish the most appropriate product type for the scheme after assessing both the saleability and profitability of a range of accommodation options. Where this requires a revised planning submission, this process will be managed entirely by Muller.

In certain circumstances, and particularly on part completed development projects, market conditions may have changed since the scheme commenced.

Muller will appraise the current market place to establish whether the scheme is viable and whether the demand exists for the product. Any necessary changes to the accommodation content and product make-up of the scheme or improvements to elevations, changes to floor plans and specifications, will be addressed in order to ensure saleability and maximise revenue returns.

• Land Registry and title matters, contract and transfer documentation, conveyance plans, management company responsibilities, and ongoing sale/letting transactions

• Building warranties with NHBC, Zurich or other providers

• Insurances and Collateral Warranties

• Arrangements with statutory utility service providers

• Review and assessment of legal matters, including arrangements with vendors
and purchasers, tenants, interested third parties and creditors

Critical assessment and evaluation
In addition to reviewing the content and design of the scheme, Muller will prepare a detailed technical appraisal of all aspects of the project to ensure compliance of the scheme with good design and building practise including:

• Discharge of planning and building regulation conditions and related Town Planning Act Section 106 provisions

• Clarification and settlement of arrangements with retained design consultants including copyright and warranty issues

• Satisfaction of statutory agreements providing for roads under Section 38 Highways Act and sewers under Section 104 Water Industries Act, advance payments or bonds related there to

Finance
Muller will prepare a detailed financial appraisal of the scheme and its projected financial outcome using an analysis of costs expended to date, as well as an assessment of those yet to be incurred.

This necessarily involves a complete and in-depth review of both costs and sales revenues and a realistic projection of timescales set against the current and forecast marketplace. This is carried out using our own costs database and recent evidence of supplier and sub-contractor tender returns, scheme overheads, professional fees for scheme design and sales and marketing expenditure.

Marketing
The marketing and promotion of a project to achieve sale or letting of the scheme, and the generation of cashflow, is at the forefront of our expertise. Our ability to critically assess the scheme and quickly establish a cohesive marketing plan, (including where relevant re-branding of a site under a new identity) offers clients a rapid solution to dealing with generation of revenues and cashflow.

Branding
Muller's own property brand provides an immediate identity and benefit to sales and marketing activities. This serves to expedite realising the return from investments made by equity and debt providers, where they have been forced to foreclose on a borrower and wish to continue with development activities and re-market the site.

Interim valuations
Using our initial cost evaluation report as a basis of qualifying costs to date, Muller will prepare ongoing interim valuations of work in progress to ensure the client remains informed of project costs throughout the development process. This provides a basis for the drawdown of funds and includes early notification of any variations against budget. Initial project information reports and interim report summaries are issued to ensure that drawdown of funding from any finance provider is managed, controlled and recorded.

Budget Preparation
To provide a full assessment of a project’s financial viability, Muller will prepare a detailed cost plan.

This will involve a thorough forensic investigation of what has already been expended (in the case of a development already in progress), establishing all project costs and those forecast including a detailed review and analysis of:

• Land and Associated Acquisition Costs
• Building and Development Costs
• Site Overheads and Preliminaries
• Professional Fees
• Costs of Funding
• Sales and Marketing Costs

In addition to ascertaining a total anticipated budget for the project, when used in
conjunction with the project programme, a detailed cashflow forecast is provided.

Project specification
Following project evaluation, a construction specification will be prepared for the scheme incorporating the client’s exact requirements, whilst independently ensuring that the level of specification, materials and finishes are in line with the market, competitors, product and budget. This process allows for a review of specified items and provides an opportunity for change through recommendation of appropriate alternatives. It also allows for the consideration of a scheme’s profitability and subsequent operating and maintenance costs, performance and aesthetics.

Procurement
The procurement process and the job of getting the scheme into build are vital to moving a project forward, in order to realise the profit and return of the investment. All building work is carried out directly by Muller or under the direct management of Muller.

The requirements with regard to programme, quality, cost, risk and financial return are by nature competitive with one another. It is our role to reconcile the differences and generate a cost effective solution to allow progression of the scheme into the build stage. In order to achieve this, all suppliers and sub-contractors are vetted, competitive tenders are obtained and analysed, and tender summaries prepared.

This process allows Muller to submit recommendations and make decisions based upon both cost and suitability of suppliers and sub-contractors prior to their final appointment.

Contract administration
Muller will undertake building work directly using its own personnel, or if the client requires, will employ a main contractor and operate a complete Contract Administrator Service. Through close communication with our construction management team, Muller reviews all payment applications, orders and invoices in accordance with the agreed contract terms and conditions prior to the authorised release of any funds.

It is inevitable that some construction projects will result in claims for additional costs, such as client and design variations or sales incentives. Muller will manage and negotiate all related claims, and at the completion of a development scheme, final accounts will be agreed with all sub-contractors and suppliers.

Every project we undertake has a dedicated project manager who has the responsibility of managing and controlling the building of the scheme. Each development is also personally overseen by the Muller Development Director who demands only the highest all round quality and management performance.

With Muller's renowned quality assurance procedures in place, our clients are safe in the knowledge that supervision of their scheme meets the same quality of construction demanded on Muller’s own development sites. With the remit of quality standards and customer satisfaction at the top of our agenda, the Muller team undertakes to deliver a product that meets the clients brief.

Appraisal and Advice
From conception to completion, Muller’s approach is hands on. Whether a scheme is part built or not yet started, a uniform and rigorous approach is applied to the construction process. We have a full and detailed understanding of a broad range of building methods including concrete, steel and timber framed construction, as well as domestic scale traditional brick and block construction. Muller is able to provide advice on an appropriate methodology as well as action every element of the building process.

The majority of the construction projects we have been involved in over the last 10 years have been built in-house under our direct supervision using a wide variety of sub-contractor trades whom are known to us.

As a result of the Muller Property Group's own involvement in the development of housing and commercial property schemes, management has a wealth of experience in building a wide range and type of accommodation with varied content.

Once on site, and work is underway, Muller has particular pre-determined criteria for:

•Site Presentation

• Health and Safety

•Quality of Construction

•Quality of Finish

•Programme Management

•Optimum and timely production of units
for sale or letting

The Muller Construction Process
A site health check is undertaken in the form of a comprehensive appraisal of the entire project plan, objectives, viability, works to date (if applicable), costs to complete and programme.

The client is provided with a detailed report of the schemes content and areas of defective or outstanding work including the following elements:
•Adequacy of Construction Design Information

•Planning Permission & Conditions • Building Regulation Compliance

•Building Warranty Standards (under NHBC, Zurich, LABC, Premier or other provider)

•Standard of Sub and Superstructure Construction

•Technical Compliance & Good Building Practise

•An experienced Project Manager is dedicated to each development

Programme
Programming of building work to meet the clients’ project delivery needs remains the driving force behind our project ethos. We work closely with you to develop detailed pre-production and production programmes and report the progress of work to you on a regular basis, keeping you up-to-date every step of the way.

Utilities Management
A dedicated Project Manager will ensure that all statutory services are available, designed, and are paid for and programmed to coincide with the handover and legal completion profile of the development. Muller will manage the tendering process for such services on behalf of clients.

Customer Care
We understand that customer satisfaction is paramount; we expect to deliver quality accommodation of the highest standard of presentation and finish on developments which are placed under our management. If required, Muller will take ownership of an existing customer base and handle customer relations where previous standards of building work have been defective or have failed to meet customer expectations.

Health and Safety
Muller will complete an immediate site Health and Safety audit upon being commissioned, either for a partially completed scheme or an entire new development.Every development is managed proactively ensuring all legislative standards are met. Muller takes full responsibility for discharge of all HSE requirements and operates a rigorous policy of compliance with all staff, sub-contractors, and third parties.

Our evaluation of a scheme includes a review of the existing product, the accommodation, floorplans, sizes, mix of unit types, layout and its specification and design. In conjunction with this process, Muller also completes an in-depth competitor analysis looking at the sale or letting prices achieved locally, (both in the new build and second hand market), rate of sale and also an appraisal of the balance of the scheme that remains unsold.

These combine to provide a considered assessment of the demand for the scheme, its saleability, value and profitability. Muller will recommend a cohesive sale, marketing and promotion strategy that delivers return of the clients investment.

Market evaluation
Muller undertakes a sales and marketing evaluation and re-appraisal of each scheme irrespective of whether the development is yet to commence or is part way through construction and sale. This is an entirely independent in-depth assessment of the scheme under current market conditions.

With constant fluctuations in UK property markets, both nationally and regionally, our focus is on the commercial realties of the scheme and market place into which it is to be let or sold.

Muller will guarantee to provide a critical and concise opinion on pricing of the scheme, supported with comparables and market evidence, together with a clear statement on the timescales for the return and generation of revenue from your investment.

• A cohesive marketing, promotion and sales strategy involving on site and on-line sales presence

• The engagement of experienced and effective sales personnel
• Implementation of sales and administration procedures, reporting and management information processes

• Adoption of sales budgets, programming and cashflow to reflect required performance

• A dedicated part-exchange purchase plan

Sales Management
Muller establishes its own sales management 'set-up' dependant upon the type and nature of the scheme. This may involve a direct sales presence on site, which is invariably supported by a relationship with local or national estate agents. The Muller philosophy is to devise a strategy for achieving sales which best meets the needs of the scheme product, location and competition, and one which acurrately reflects current and forecast market conditions.

We work hard to develop maximum value from each scheme and to return the clients’ investment. In order to maximise rate of sale, cashflow and sales revenues we will implement an entire strategy providing for :

• Design and operation of scheme specific purchaser/tenant incentives

• Creation of a bespoke sales centre and marketing suite, including showhome and demonstration of accommodation

• Creation of web-based marketing and utilisation of Rightmove, Smart New Homes and other property web sites for either residential or commercial property

• Generation of relationships with national and local estate agents

• Targeting other sources of demand for product, using direct mail, radio and other media advertising

Marketing the Development
Each scheme under our management is conceived in a manner that appeals directly to its target market and is presented in a way that differentiates it from its competitors. This philosophy remains at the forefront of our sales and marketing recommendations and requires a dynamic and creative approach. Our marketing services include:

• Optional benefit of marketing under the Muller brand

• Formulation and design of a dynamic and creative advertising campaign