Services
Six service lines. One team accountable.
Cost certainty before the first shovel.
Preconstruction Services
We price the risk out before you sign the contract.
Most cost overruns on commercial construction projects are set in motion during design, not during construction. Ironline's preconstruction team embeds with your design professionals from schematic design forward, running parallel estimating, constructability reviews, and subcontractor market checks so that by the time you execute a GMP, the number reflects real-world conditions, not optimistic assumptions.
Typical project size
$2M to $180M total project value
Key deliverables
- Milestone estimate reports
- VE log with accepted/rejected decisions
- GMP book with full bid tabs and subcontractor commitments
- Master project schedule in Procore + P6
Full scope of work
- Preliminary budget development at SD, DD, and 90% CD milestones
- Constructability review with marked-up drawing sets
- Value engineering with cost-neutral alternatives evaluated
- Long-lead equipment procurement strategy and vendor selection support
- Subcontractor market analysis and pre-qualification outreach
- Phasing and logistics planning for occupied or complex sites
- Schedule development including critical path and float analysis
- GMP development with unit-cost backup, allowances, and contingency breakdown
Value engineering examples
- Substituted post-tensioned concrete slab for conventionally reinforced on a 180,000 sf office project, saving $1.4M with zero impact to floor load capacity
- Shifted from curtainwall to a thermally-broken window-wall system on a medical pavilion, saving $620K while meeting LEED glazing requirements
- Reconfigured MEP routing to allow top-out two weeks earlier, saving $310K in crane costs on a 12-story tower
From foundation to ribbon cutting.
General Contracting
Your name on the building. Our crews making it happen.
Ironline's core delivery model is traditional general contracting: a single point of accountability for every trade, every schedule dependency, and every quality outcome. We have delivered 312 commercial projects across the Mountain West without a single litigated claim. That record is not luck. It is the product of precise preconstruction, proactive communication, and a field team that has been together an average of 14 years.
Typical project size
$5M to $180M
Key deliverables
- Procore project management portal (owner access)
- Weekly cost-to-complete reports
- Monthly owner's report
- Commissioning reports
- Digital O&M manuals indexed by system
- Record drawings
Full scope of work
- Full site management from mobilization through final occupancy
- Self-perform site concrete, structural steel, and rough carpentry
- Competitive subcontractor bidding with certified bid tabs shared with owner
- Weekly OAC meeting facilitation with written minutes and action log
- Two-week look-ahead schedules updated every Monday
- Live cost-to-complete report delivered every Friday
- Owner-direct vendor coordination (FF&E, AV, security)
- Full commissioning support and systems testing
- Punchlist completion within 14 days of substantial completion
Value engineering examples
- Resequenced structural steel erection on a hospital addition to allow MEP rough-in to begin 6 weeks earlier, saving $180K in premium time costs
- Consolidated three subcontractor scopes into a single mechanical/plumbing package, eliminating a coordination gap that would have required $240K in retrofit work
One contract. One accountable team.
Design-Build Delivery
Fewer decisions, faster delivery, no blame game.
Under design-build delivery, Ironline holds the contract with both the architect and all trades, eliminating the adversarial dynamic that often develops between owner-held design and construction teams. Our design-build projects average 18% faster schedule delivery and 9% lower total cost than comparable negotiated bid projects - not because we cut corners, but because we make faster, better-informed decisions when the cost and design consequences land on the same desk.
Typical project size
$8M to $120M
Key deliverables
- Design responsibility matrix
- Integrated project schedule (design + construction)
- GMP at or before CD completion
- Full construction deliverables per GC scope
Full scope of work
- Architect and engineer selection and contract management
- Design management and coordination from programming through CDs
- Integrated cost control through each design phase
- Owner decision facilitation with cost and schedule impacts modeled in real time
- Fast-track permitting strategy with concurrent design and permit submissions
- Full construction delivery under GMP
- Commissioning and occupancy coordination
Value engineering examples
- Eliminated a deferred-cost structural upgrade by specifying the correct system in design phase, avoiding a $900K future capital expenditure for a corporate campus owner
- Selected a precast facade system that allowed earlier enclosure and 11 weeks of concurrent interior work in winter months
Owner's representative on complex builds.
Construction Management
We protect the owner's interest on every project.
When the project is too large, too complex, or too politically sensitive for a traditional general contract, Ironline provides Construction Manager at Risk (CMAR) and Agency CM services. We have managed institutional, public, and higher-education projects where bidding transparency, prevailing wage compliance, and stakeholder reporting are non-negotiable requirements. Our CM team has run programs ranging from $40M school expansions to $200M multi-phase civic campuses.
Typical project size
$15M to $250M (program value)
Key deliverables
- Program-level master schedule
- Monthly owner dashboard report
- Change order log with recommendations
- Prevailing wage compliance reports
- Final project audit
Full scope of work
- Multiple prime contractor management (CMAR bid packages)
- Prevailing wage monitoring and certified payroll review
- Owner budget control with independent cost verification
- Design team coordination and constructability input during design
- Program-level scheduling across multiple projects
- Stakeholder reporting for boards, councils, and funding agencies
- Change order review and negotiation on the owner's behalf
- Close-out and warranty administration
Value engineering examples
- Identified $3.2M in bid scope gaps across 8 prime packages on a school district expansion before award, preventing costly change orders during construction
Modernize without losing operating days.
Tenant Improvements
Your business stays open. We build around it.
Tenant improvements and occupied renovations require a completely different operating discipline than ground-up construction. Ironline has completed over 180 TI and occupied renovation projects, many in active medical facilities, live hotel environments, and 24/7 data centers. We build detailed phasing plans that treat operating continuity as a contractual requirement, not an afterthought.
Typical project size
$500K to $30M per project
Key deliverables
- Phasing plan with occupancy impact schedule
- ICRA documentation for healthcare
- Weekly coordination meetings with facilities team
- As-built drawings and O&M manuals by system
Full scope of work
- Phasing plan development to maintain occupancy and operations
- Infection control protocols (ICRA) for healthcare environments
- After-hours and weekend work coordination with full cost accounting
- Hazmat and abatement management (asbestos, lead, PCBs)
- Temporary HVAC and egress coordination during construction phases
- Furniture, fixtures, and equipment (FF&E) coordination and installation
- Phased occupancy walkthroughs and partial COs
- Minimal-disruption finishes and install sequencing
Value engineering examples
- Compressed a 6,000 sf law firm TI from 14 weeks to 9 weeks by pre-ordering millwork during permit review, saving $85K in holding costs for the tenant
- Converted a 40,000 sf former big-box retail space to medical office using the existing structural grid without reinforcement, saving $1.1M in structural costs
Skin in the game, every project.
Self-Perform Concrete & Steel
The work that drives the schedule is ours to control.
Most general contractors are managers of subcontractors. Ironline is a builder. Our union craft workforce self-performs site concrete - including foundations, slabs-on-grade, tilt-up panels, and above-grade structural concrete - and structural steel erection on every qualified project. Controlling this work directly means we control the schedule's critical path, quality is inspected by our own foremen, and there is no margin dispute between us and a sub when speed matters.
Typical project size
$1M to $40M self-perform scope per project
Key deliverables
- Self-perform cost breakdown in GMP (transparent, open-book)
- Daily field reports from self-perform superintendent
- QC testing and inspection logs
- OSHA-compliant safety documentation
Full scope of work
- Site concrete: foundations, grade beams, SOG, elevated slabs, tilt-up panels
- Structural concrete: columns, shear walls, post-tension slabs
- Structural steel erection: moment frames, braced frames, steel decking
- Rough carpentry: wood framing, blocking, backing, temporary structures
- Concrete finishing: burnished, sealed, polished, and topping slabs
- Forming systems: conventional, gang, climbing form for multi-story work
Value engineering examples
- By self-performing the structural concrete on a 200,000 sf industrial building, Ironline saved the owner $1.7M versus the lowest third-party concrete sub bid, while delivering 3 weeks ahead of the subcontracted schedule
- Used our own tilt-up crew on a distribution center, eliminating a 4-week crane sharing conflict with an adjacent project that would have delayed the structural phase
Not sure which delivery method fits your project?
Our preconstruction team will review your program and recommend the right approach at no cost. No obligation.