1. Site Evaluation
a. Location compared to market prospects
b. Size considerations
c. Conducive for active retirement
d. Zoning, restrictions, environmental matters
e. Future growth projections and migration
2. Market Assessment
a. Depth of age and income qualified households
b. Analysis of competition
c. Home value comparisons
d. Projected population growth
e. Conduct focus group studies and consumer research
3. Project Planning
a. Site plan
b. Project scheduling
c. Density and unit mix
d. Recreational space – identify activities/functions
desired by market and integrate into site plan
e. Common area design
f. Residential unit plan design
g. Capital cost projections and sources/uses
h. Initial financing assumptions and options
i. Recommend service package and contract terms for
the community with consideration to competition, comparable
facilities
j. Operating costs and revenues – realistic
projections utilizing comparable facilities actual
results
k. Start up loss projections and related cash requirements
during fill up
l. Initial rate setting for entry fees, service fees
m. Residency agreement form/format
n. Regulatory requirements for reserves, contract
terms
o. Financial projections through development and periodic
updates of actual and new projections of cash
4. Project Financing
a. Preparation of information for lenders
b. Solicitation of lenders
c. Recommendation for lending source and type
d. Negotiation of loan terms
e. Assist in assembling loan documents and providing
documentation as required by lender
f. Coordination of draw down on funds advanced and
related tracking of cumulative draws
5. Marketing and Sales Services
a. Prepare occupancy development strategy and program
including budget
b. Implement and oversee the priority sales process
c. Collateral material design, type, placement, media
d. Identify and train marketing office staff
e. Oversee the marketing program including marketing
staff evaluation, lead follow-up, effectiveness of
sales to lead volume
f. Retention of buyers and public relations
g. Provide leads management program and related training
h. Sales conference training
i. Review and approve resident applications for entry
to the project including confidential resident data
gathering and assessment
j. Coordinate move in process
k. Maintain frequent communication with residents
6. Design and Construction Management Services
a. Solicit and recommend qualified and experienced
architects for design and inspection services
b. Oversee the project architect
c. Solicit and recommend a construction manager
d. Recommend equipment requirements throughout the
facility
e. Solicit and recommend interior designer
f. Develop interior furnishing budget and oversee
selection of interior furnishings
g. Solicit and recommend landscape architect
h. Develop landscape budget and oversee landscape
design
i. Oversee construction manager and monitor and revise
estimated construction costs
j. Change order review and approval
k. Owner representative throughout construction
l. Seek approvals concerning design when necessary
m. Coordinate resident selection and changes program
with marketing staff, the architect, and the contractor
n. Coordinate move-in and construction completion
o. Monitor construction through final punch-list
7. Operations Management Coordination
a. Recommend and establish policies and procedures
for operating the community
b. Develop wage scales and recommend employee benefit
package
c. Hire, orient, and train all staff and managers
d. Coordinate resident services with marketing/move-in
staff
e. Apply for and obtain required licenses
f. Implement accounting and information systems including
billing, payroll, disbursements, general ledger, and
statistical tracking systems
g. Refine and finalize operating revenues and expenses
budgets
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