Questions, answeredwith candor.

Affordable housing, multifamily and single-family residential, mixed-use, commercial and government / municipal developments. We're equally comfortable on a 12-unit infill site or a 500-unit master-planned community.

Headquartered in Atlanta, GA, we serve clients across the Southeastern United States and selectively nationwide. We travel for the right project.

Pure consulting engagements run 6–12 weeks; full development oversight runs the lifecycle of the project — typically 12–36 months from feasibility to handover.

Engagements are scoped individually. We commonly use fixed-fee retainers for advisory work, percentage-of-cost for construction oversight, and milestone-based fees for development management. Every fee is fully transparent.

Always — before any sensitive material is exchanged. Your site, capital stack and strategy are treated as confidential by default.

We don't broker capital, but we work alongside your lenders, equity partners and tax-credit syndicators to package a project that gets funded.

Yes. We have direct experience with HUD, LIHTC, municipal RFPs and public-private partnerships. Compliance and reporting are second nature.

Book a complimentary 30-minute Discovery call. We'll listen, ask sharp questions, and tell you honestly whether we're the right partner.

Construction consulting fees typically range from a fixed retainer of $5,000–$25,000 for short advisory engagements to 1–4% of project cost for full owner's representation. S&D scopes every engagement transparently and can quote a flat fee after a discovery call.

LIHTC (Low-Income Housing Tax Credit) is the primary federal program funding affordable housing in the U.S. S&D guides developers through 4% and 9% credit applications, capital-stack structuring with state HFAs, syndicator coordination, and compliance reporting through closeout.

Entitlement timelines vary by jurisdiction but typically run 6–18 months for rezoning or conditional-use approvals in Georgia. Complex projects with public hearings or environmental review can extend to 24+ months. S&D's planning team manages the full process to compress this where possible.

An owner's representative is an independent advisor who acts on behalf of the project owner during design and construction. They protect the owner's interests, validate decisions made by the architect and contractor, and provide unbiased reporting — without bidding the work themselves.

S&D is headquartered in Atlanta, GA, and serves clients across the Southeastern United States — including Florida, North Carolina, South Carolina, Tennessee and Alabama. We selectively engage on national projects when the fit is right.

A general contractor builds the project. A construction consultant advises the owner on whether, what, and how to build — including feasibility, design review, contractor selection, cost validation, and risk management. Consultants do not bid construction work, ensuring independence.