Program Management

Your program is a significant investment that deserves more than on-budget, on-time delivery. As a program management firm who has contributed to more than $50B in public and private programs internationally, Gafcon, Inc. has developed an incredible depth of resources that offer strategic opportunities to support you in exceeding your program objectives and delivering value long after your program is complete.

Anticipating Our Clients’ Needs

Staying ahead of trends within the construction industry enables Gafcon, Inc. to forecast the future of program management, proactively anticipating our clients’ needs and focusing our services to deliver innovative solutions to complex problems. Every program is unique, and our services are tailored to meet your specific goals. Whether it’s day-to-day management or staff augmentation support, Gafcon, Inc. has the in-house program management expertise you require.

Creating Value for Our Clients

Natural problem solvers, our program managers scale in and out of the program to understand the full context of your business and offer solutions that go far beyond program and project delivery—from creative value engineering strategies to state-of-the-art program management tools that provide value long after the last program dollar has been spent. We endeavor to make certain that your facilities continue to operate with a synergy of economy and efficiency, and that we have collaborated with you to create a positive impact within our vibrant community. It’s the Gafcon Way.

Project Management

There is only one opportunity to build your project correctly. However, the project lifecycle offers many opportunities for added value…if you have the right resources.

Delivering with the Highest Quality

Gafcon, Inc. is proud to represent some of the industry’s leading professionals in construction project management. They are tenacious, with a thirst for knowledge, and client objectives are their top priority. They are also creative strategists, unearthing cost savings and preemptively mitigating challenges. Perfectionists to the core, you can rest assured your project will be delivered with an emphasis on quality.

To Gafcon, Inc., delivering with the highest quality means encouraging collaboration at every level, including within our internal team. Our project managers have access to some of the industry’s leading experts in areas like constructability, cost management, scheduling, and construction technology. From the conceptual phase to project close-out, this means that we offer you lean project management teams with powerful resources that add value with no added cost.

Construction Management

With more than 30 years of experience under our tool belts, Gafcon, Inc.’s construction managers have walked thousands of construction sites, safeguarding our clients’ vision and validating quality through a collaborative construction management approach.

Our Clients’ Partner

When is the best time to consult a construction manager? Well before your project proceeds out of CADD and onto the construction site. But whenever our boots hit the ground, Gafcon, Inc.’s construction managers leverage a robust toolbox of proven methodologies to mitigate risk before the first shovel meets the dirt. Through the execution of detailed constructability, peer, and value engineering reviews, as well as a cadre of other proven Gafcon, Inc. processes, we minimize risk, encourage safety, and foster a collaborative environment that is focused on a single goal: yours.

Project Controls

As an owners’ representative firm, Gafcon transforms development concepts into high-quality collaborative realities. We have multi-disciplinary expertise in managing complex projects and are known for providing unparalleled service and value to clients. For more than 33 years, we have provided a broad range of real estate development, program planning, project management, technology, and design-related services to public and private clients. Our in-depth knowledge of the real estate and development industry and its business issues gives us a unique combination of practical experience and intellectual acumen that we deliver to every client. Our business philosophy is client-centric: we treat our clients’ challenges as our own.

Staying ahead of trends within the development industry enables Gafcon to forecast the future of real estate development, proactively anticipate client needs, and focus our services to deliver innovative solutions to complex problems. Because each location has varying development considerations and opportunities, we understand the significance of bringing the right resources to provide strategic guidance, feasibility support, and alternatives for review to best execute our client’s vision. We have contributed to some of California’s largest and most prestigious development projects, including AltaSea at the Port of Los Angeles, Seaport San Diego, and San Pedro Public Market.


Gafcon has developed a proprietary budget development software which provides our clients with detailed, accurate budgets for their projects, even those without design documents. Our system has been designed specifically for the early development of budgets and takes into consideration historical data from previous similar projects, estimates and bid results of similar projects, including but not limited to all change orders and other cost impacts, permits, special inspections, resources, escalation, site impacts and constraints, current market conditions and resources, and the anticipated mid-point of construction.

Unlike our competitors, we do not use a general rule-of-thumb estimating process to develop budgets. We perform a detailed analysis of the proposed project to understand its use, siting, projected size (square footage), and more than 1,000 different parameters in developing our budget. It is paramount that our budgets are reliable when developing project funding. Most clients do not have a contingency reserve to acquire additional funds; therefore, it is critical that milestone estimates are not higher than budget and bid results do not exceed the budget which the funding was based upon. Poorly developed budgets can often result in a significant reduction in program, aesthetics, building systems and in some cases cancellation of the project. Gafcon prides itself on the accuracy of our budgets and our clients take great comfort in the fact that our budgets are realistic and reliable.

Our detailed project budgets provide our clients with the backup worksheets used to develop our budgets, as well as a roll-up summary highlighting the following key components: hard costs, general conditions, soft costs, permits and fees, escalation, FF&E and move management. Gafcon’s proprietary budget development software will keep your projects on track and on cost.

Peer & Constructability Reviews

Gafcon implements a variety of cost saving methods during design and construction to reduce risks, time, and cost impacts through detailed peer and constructability reviews and value engineering. These methods begin at the early stages of design when value engineering can make a difference. Our design review processes significantly reduce the number of post design RFIs, detect clashes and design coordination challenges during the design evolution, and mitigate hundreds of millions of dollars in change orders and time impacts. As an example, for Canyon High School at Orange Unified School District, we were able to recommend the utilization of a modular steel framing system which saved the District $500,00 and reduced the schedule by five to seven weeks.

Scheduling and Estimating

After more than 30 years and over 3,000 successful projects across a wide range of market sectors, Gafcon, Inc.’s scheduling services are unparalleled. Our history as a program, project, and construction manager for complex projects means that we offer an increased understanding of how to address and balance your schedule—particularly when time is money.

Scheduling remains one of the most critical components of planning and construction, starting with the Critical Path Method (CPM) schedule. Your project is a journey and a high-quality Critical Path Method (CPM) schedule plays many roles including prophet, guide, and historian. Your schedule will look ahead to the future to proactively identify challenges, advocate efficiency, and communicate potential delays or disruptions, and provide a record of lessons learned. It can also assist in quantifying damages after the project has been completed.

Gafcon, Inc.’s leverages the best in technology to improve our scheduling methodologies, focusing on efficiency and collaboration. We have revolutionized pull planning for our clients by developing a hybrid model that allows us to draw the schedule to scale, demonstrating dates, durations, relationships, and impact. This method improves short-term schedule projections and facilitates communication and collaboration more effectively.

Scheduling Services Include:

  • Program schedule development
  • Preliminary schedule development
  • Resource & cost allocation
  • Expert witness
  • Delay analysis
  • Review & analysis of progress schedules
  • Risk analysis & mitigation planning
  • Theory & software training
  • Time impact & delay analysis
  • Work-around & recovery schedule preparation
  • CPM training
  • Review & analysis of baseline schedules
  • BIM 4D analysis

When finances are a finite resource, you require every tool at your disposal to keep your project on the right financial track—cost estimating being one of the most important tools. With the right professional, a quality cost estimate will project costs utilizing the latest industry trends, account for inflation, and utilize a database built upon costs from real projects.

Working alongside our program, project, and construction managers, Gafcon, Inc.’s cost estimators have developed a strategic estimating methodology leveraging lessons learned from thousands of clients that accurately reflect the cost of your project based on its specific scope and location.

While this methodology provides for a strong foundation for your project to be built upon, it is also essential once your project commences construction. As change orders arise, Gafcon, Inc. reviews the contractors’ estimates, making sure that they are not over-inflated and reflect realistic industry costs. Our cost estimate reviews during construction have shown to save approximately 20% of the potential cost of change for owners, keeping the financial health of the project on track.

Whether your project is public or private, large or small, Gafcon, Inc. has the tools to look beyond the obvious, finding solutions to your complex project estimating goals.


What if you could build your project before your project is built, minimizing surprises and risk once it enters the construction stage, and increasing quality and efficiency for the entire life of your project?

Conventional project management practices are far more effective through the application of a building information modeling (BIM)/virtual design and construction (VDC) approach. It allows for more effective multi-disciplinary constructability reviews and value engineering for the development of cost and schedule reduction strategies, as well as allowing for the entire team to be orchestrated and rehearsed before ground is broken. This leads to better and more efficient use of resources with a focus on safety and quality. Gafcon, Inc. has developed proven practices that lessen cost impacts. These processes yielded in excess of $7M in savings on a recent project valued at $100M.

Gafcon, Inc. strives to create value that long outlasts the construction of the project itself. We make certain that the fully documented BIM is provided to those who will ultimately care for the end-result, leading to efficiencies for the entire lifecycle of your project.

Community and Contractor Outreach

Communication and outreach are fundamental to our work. As taxpayers fund the majority of our programs, transparency is an essential requirement for a program’s success. Gafcon, Inc.’s clients demand and deserve a strategic and well-executed communications program that incorporates every form of outreach including well-designed and user-friendly websites, newsletters, reports and specialty publications, performance dashboards, and well-organized events. We are committed to proactively telling the story of your accomplished work to build and maintain the public’s trust and confidence.

Gafcon, Inc. supports and manages the structure and functions of state-required educational bond program citizen oversight committees. Our experienced communications staff supports these important and valued advisory groups, providing everything from strategic member recruitment recruitment and management of meeting agendas and activities, to developing presentations, providing meeting minutes, and ensuring full compliance and transparency with state requirements.

All five of the bond programs in San Diego County that Gafcon, Inc. is managing received an “A” on the San Diego County Taxpayers’ Education Foundation’s 2018 School Bond Transparency in San Diego County Summary Report (Carlsbad Unified School District (CUSD), Grossmont-Cuyamaca Community College District (GCCCD), Grossmont Union High School District (GUHSD), San Diego Community College District (SDCCD), and San Diego Unified School District (SDUSD)). Each met all or most of the 25 categories on the availability and accessibility of public information on bond programs.

Our services include:

  • Media relations
  • Small business outreach program management and support
  • Community outreach program management and support
  • Citizens’ Oversight Committee management and support
  • Event planning and management
  • Program and project progress documentation
  • Reporting and publication support (content development and design)
  • Website design and management
  • Employee portal/intranet design
  • Pursuit of program awards and recognition
  • Contractor outreach
Why Light Blue?

Our Gafcon logo icon consists of six colors and tribal codes.

Light Blue stands for “Look beyond the obvious to find solutions to complex problems.”