Land Development

Stage-appropriate checklists - Phase I ESA, geotech, title, survey - with critical-item gating that blocks a stage from advancing until blockers clear, and a DD-deadline countdown that warns before the period expires.

Due diligence stops being a folder of PDFs and becomes a decision. Findings are typed and judged by their own rules - utility capacity and will-serve letters, mineral and surface rights, floodplain and LOMR status, title and survey exceptions, environmental, geotech, zoning, and district - each capturing the numbers that actually decide a deal, like fire flow available against fire flow required, or LUEs available against LUEs required. A feasibility clock and soft-cost burn run against your option period, lot-yield versions track each land-plan revision and can be pushed back into underwriting, and the whole thing prints as a go-hard packet so you commit, walk, or extend on the record.

Track every approval - preliminary and final plat, zoning, development agreement - with conditions of approval, hearing dates, and expiration tracking with extension logging. Start from a Texas master-planned template instead of a blank page, and let the development agreement become a live obligation register that seeds its own budget lines as each stage advances. Construction-season risk is called out on the path, blockers stop a stage from advancing before it should, and nightly scanners watch every clock, because a lapsed tentative map can kill a deal.

Manage civil plan sets through review rounds and approval stamps.

A permit register with jurisdiction, numbers, status, fees, and expiration scanning.

Development budgets with full cost control - Original → Approved Change Orders → Revised → Committed → Actual → Variance by category, plus ETC, EAC, and variance-at-completion - with the cost code and GL account your accountants use on every line. Underneath runs one connected ledger: an award becomes a scope, a scope carries a schedule of values, pay-application lines sit on those SOV lines, and draws are drawn from them. Every line is classified as district-eligible, developer share, or non-district, so your reimbursable cost is computed from the ledger itself rather than rebuilt in a spreadsheet at bond time.

Every change records who asked for it - owner or subcontractor - why, what it costs, and the days it adds, and its approval rolls cost and schedule impact into the revised budget. Contractors submit their own change orders from their portal and they land pending for you. The whole log prints as one PDF for the lender or the owner's meeting.

Issue bid packages, collect vendor bids, and level them on an apples-to-apples grid that flags scope gaps and shows the adjusted-low before you award - straight into the committed budget. Leveling is the award path, not a side exercise: each column shows its unpriced cells, undecided exclusions, and open clarifications, exclusions lift out of the bid text into a grid you plug, accept, reject, or waive, and the plan the bids were priced against is locked so you are told when a bid has gone stale. Award stays disabled until the reasons clear, and awarding anyway records who overrode it and why.

Construction scopes with contract values, AIA-style (G702/G703) pay applications that move through their own submit, review, and approve gate with retainage and its release, lien waivers, performance, payment, and maintenance bonds (post to release with exposure tracking), punch lists, and daily field logs. Fill a pay application from the contractor's own G703 - upload their spreadsheet or paste rows from their PDF - and review every match before anything is written. Quantities installed are tracked against the contract quantity, so a line running past its quantity is caught before it arrives as a change order, and each phase carries a forecast delivery window - the likely date and the late case. Hand your lender a complete draw package as a PDF and CSV without assembling it by hand.

A milestone schedule with dependencies, baseline-vs-actual, critical-path highlighting, and percent-complete. Import the contractor's schedule from Microsoft Project or Primavera P6 - checked before anything is written, predecessors intact - and next month's file moves the same milestones instead of creating new ones. Every milestone carries a note for the things a date cannot say - who is waiting on whom, the risk, the decision that was made - and it reads straight off the bar on the chart.

Every project's schedule on one board. The same critical-path engine that runs a single project runs across all of them, and the results stack into one chart grouped by project, with each project's phases and milestones underneath. Filter by community, stage, category, or status, narrow to only the critical path or only what is late, and pull the horizon in to the next 90 days or out to the full year - the tiles follow the filter, counting what is on the critical path, overdue, due soon, slipped against baseline, and which projects have a gate that misses the dirt season. Export the whole board to a workbook. It is deliberately read-only, because a drag here would move a date for everyone; rescheduling stays one click away on the project's own tab.

Subdivide a parcel into phases - each with its own lot count, acreage, budget, bonds, milestones, status, and boundary - mapping 1:1 to a downstream platted section.

Drop in the engineer's DWG or LandXML and let Pipsy convert it: assign blocks or lot-number ranges to the phase they belong to, and the geometry, parcel boundary, and lot counts come with them. Get it wrong and you revert it. When the phase promotes, those become real lots carrying their real shapes, so the map your team works from is the plat, not a redrawn approximation.