Services
Full-cycle development, delivered by one accountable team.
From raw land to resident move-in, Proper House Development operates as developer, general contractor, and owner's representative — so our clients and partners have a single point of accountability at every stage.
Land Development
Turning raw and underutilized parcels into entitled, financeable sites.
- — Predevelopment & Feasibility Analysis
- — Land Acquisition & Underwriting
- — Entitlement & Plan Check Management
- — Value Engineering
- — Equity & Debt Sourcing
Urban Fill Residential
Small-lot and infill single-family and townhome construction management.
- — Single-Family & Townhome Construction
- — Site Supervision & Management
- — Spec Creation & Design Coordination
- — Project Life-Cycle Analysis
- — Bid Leveling & Trade Contracting
Infill Mixed-Use
General contracting and owner's representation on multifamily and mixed-use delivery.
- — General Contracting & Owner's Rep
- — HOA / Maintenance Formation
- — Marketing & Sales Management
- — Buyer Manual & Closeout Programs
- — Post-Delivery Customer Service
Methodology
How a project moves from raw land to resident move-in.
The same in-house team carries every project through all five stages — no handoffs between planning and delivery, no information lost in translation.
Evaluate
Before a site is pursued, we assemble historical cost, schedule, and creative loan-financing data — running the deal through our underwriting system before capital is committed. Every acquisition is pressure-tested against a standing Buy Box before it moves forward.
Model
Each project gets a custom performance model — a closed-form rental or for-sale underwrite built off actual cost basis, with construction interest, lease-up deficit, and rent growth to delivery all accounted for, not estimated.
Plan
An in-house team drives plan creation, value engineering, and entitlement strategy — including critical-path filing sequencing (e.g. SB 330 preliminary applications filed day one) to protect schedule before ground is ever broken.
Execute
Documented department procedures — bid leveling, purchasing agreements, trade contracting, safety and quality control programs — keep responsibility clear and error out of the schedule during vertical construction.
Optimize
Every project is reviewed in detail at closeout — cost, schedule, and change-order performance feed directly back into the underwriting assumptions and department procedures for the next site.
Acquisition & Underwriting
Buy Box, Jurisdiction Matrix, Legal Toolkit, Site Screener, and a closed-form rental underwriting model — built for a repeatable 20–40 DU/acre multifamily prototype.
Contract & Document Library
California-compliant Consulting Services Agreements, Owner's Construction Representative Agreements, Subcontract Agreements, IIPP, and Quality Control Programs.
Construction Management
Bid leveling templates, purchasing scope agreements, and Post-Construction Closeout Programs used across every active vertical build.
Why Proper House
Three reasons partners keep coming back.
Unbeatable Execution
Precision, efficiency, and excellence every time — from bid leveling to closeout.
- ↓36%Construction schedules cut from an average 41.8 to 27 months
- ↑28%Project budget accuracy improved
- ↓18%Change orders reduced
Trusted Partners
Top-tier relationships with GCs, trade partners, and capital sources — built on reliability and integrity.
- ↑3xAcquisition pipeline grew from 1–2 deals every two years to 3 per year
- 14Team members hired and managed through prior department build-out
Superior Product
Premium design and construction quality in every home we deliver.
- 109Homes delivered across 9 Southern California communities
- $118.75MIn completed project revenue
Olive Crest
RSI Developments
McHale Architecture
Names are confirmed via the testimonial contacts below. Send logo files (or explicit permission to display each name/logo publicly) before this goes live — and let me know if Land Development Specialists, DPFG, Tilden Coil, or Ruhnau Clarke should be added too.
"Quote text still needed — the contact is confirmed, just need a sentence or two from them."
— Donald Verleur, Chief Executive Officer, Olive Crest
"Quote text still needed — the contact is confirmed, just need a sentence or two from them."
— Robert Colgan, SVP Construction Services, RSI Development
"Quote text still needed — the contact is confirmed, just need a sentence or two from them."
— Michael McHale, President & Chief Architect, McHale Architecture