Anchor on a prototype
Pick (or design) the flagship project that defines product, process, and the decisions that must stay human.
OWNER’S REPRESENTATION CONSTRUCTION MANAGEMENT PROPERTY DEVELOPMENT
Prototype once. Scale with control. Keep the decisions that matter.
Field to Scale helps large-scale owners and developers learn how to develop a prototype and scale with minimal effort—while preserving stakeholder input and the latest-and-greatest project decisions, without compromising speed to market.
- Development Entitlement through delivery
- Owners representation On construction & development
- Scale playbooks Prototype → repeatable delivery
Who we work with
Built for the people who own the outcome
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Owners
Portfolio clarity, protected decision rights, and delivery that scales beyond a single job.
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Developers
Prototype products and processes that transfer cleanly to the next phase or market.
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Capital & lenders
Independent draw review, defensible reporting, and exception visibility—without inventing a new story every month. Plus cost-to-complete estimates when a project goes sideways.
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Field teams
PMs, owner’s reps, and supers who live in the process—and need capture that becomes accountability.
What we do
Professional services that take projects from field to scale
We are a property development and construction management / owner’s representation firm. Our software is a supporting capability—not the whole story.
Construction Management
Construction Management
Once construction starts, you see the project every week without having to be on site.
Field to Scale manages construction on the owner’s behalf—protecting schedule, cost and quality from groundbreaking through closeout. Licensed contractors build the project; we coordinate them, run the meetings and hold every party accountable.
What’s included
- Contractor coordination & OAC leadership, with decisions and action items sent out after every meeting
- Weekly field reporting: site-walk reports with photos, 360° site walks, open actions and due dates
- Schedule review and monitoring against the baseline, with early warning on slips
- Change order review, pricing validation and a running change log
- Pay application review against work in place, with approval recommendations to the owner
- Quality control, inspection coordination and materials-testing review
- Field accountability that executives can trust
Owner’s Representation
Owner’s Representation
We sit on the owner’s side of the table—and only the owner’s side.
We work for you, not the contractor or the designer. Field to Scale protects schedule, cost, quality and decision clarity, brings you options and recommendations, and leaves the final call with you.
What’s included
- Owner’s rep & project controls
- Design management and constructability review with your design team or our vendor partners
- Budgets at concept, schematic and final design
- Contractor prequalification, bid leveling and award recommendation
- Financial health reporting: budget vs. committed vs. paid, contingency and forecast to complete
- Decisions stay yours
Property Development
Property Development
Shape projects that can become a repeatable product, not a one-off scramble.
From concept and entitlement through design, financing coordination and delivery, we help owners and developers move a project from an idea to a site that is ready to build.
What’s included
- Site strategy & program definition
- Site selection, feasibility and due-diligence report review
- Design & entitlement coordination
- Planning, zoning and agency approvals
- Delivery planning for the next phase
Early Design
Early Design & Site Cost Leadership
Redirect the snowball while it’s still small.
Before civil starts drawing in three dimensions, Field to Scale gets out front. We review grading, utilities, roads, retaining walls, building pads and parking against your real budget and product tolerances—where slopes can steepen or flatten, where a corner of the site isn’t worth the infrastructure, and how every cubic yard and every foot of wall pencils out. The money saved on paper here often beats anything clawed back later in the job trailer.
What’s included
- Pre-civil / early-design cost and layout review
- Grading, utilities, roads, walls, pads & parking
- Budget and product-tolerance alignment with design
- Owner decisions before $50k–$100k+ of design hardens
- Vendor-partner support when specialized input is needed
Ground improvement
Unsuitable Soils & Ground Improvement
Turn ground most people write off as “unsuitable” into a buildable platform.
Soft subgrade, rainfall and moisture, low CBR or soft N-values on a geotech report—we sit with the geotech and the dirt contractor, pressure-test options against season and region, and protect the owner with a clear strategy before money hits the ground.
What’s included
- Remove-and-replace, chemical & mechanical stabilization
- Geogrid / fabric, bleeder ditches, drainage fixes
- Test-section planning with geotech & dirt partners
- ~40-state field experience + coast-to-coast contractor network
- Season- and region-aware recommendations for the owner
Sitework experience
Subgrade
Below finished grade is where budgets are won or lost. We have worked the full range of ground conditions, and we bring that field judgment to the owner's side of the table.
Some projects need moisture pulled out of the ground. Some need it put in. We've done everything in between, the full spectrum of below-grade soil conditions. Most of the industry is built around drying a site out. We've been on a site where the right call was the opposite — deliberately adding water to get the ground where it needed to be. That range is what you bring to the owner's side.
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Featured
Chemical soil stabilization
We take pride in building on the dirt that's already there. Lime and cement stabilization turns raw native soil into a reliable platform without trucking in aggregate or forcing a mechanical fix. Throwing rock into a wet hole only feeds the hole. Stabilizing the native material saves import, haul, schedule and cost. Doing it right starts with knowing the soil.
Wet-hole conditions
Stabilize the wet ground in place, backed by drainage and bleeder ditches, instead of burying the problem under rock. We have taken ground that swallowed a dozer and turned it into heavy-duty pavement that still carries truck traffic.
Moisture conditioning & water injection
Bring expansive or dry soils into spec before the building sees them.
Wick drains & moisture removal
Wick drains speed up consolidation and pull water out of saturated subgrades, so the schedule doesn't wait on the weather.
Rock drilling & controlled blasting
Drill patterns, shot sequencing and production planned to keep the schedule and protect what's around the site.
Sinkhole remediation
Locate, excavate and close voids so the pad performs long after closeout.
Fuel tank installs in solid rock
Excavation and bedding for underground tanks where the hole has to be made, not dug.
Unsuitable soils & ground improvement
Low CBR or soft N-values turned into a buildable platform: remove-and-replace, chemical and mechanical stabilization, geogrid and fabric, and test sections with the geotech and dirt partners.
Scale
Scale & Prototype Playbooks
Develop a prototype once, then scale with minimal effort.
We show large-scale owners how to keep stakeholder input and “latest and greatest” decisions without slowing speed to market.
What’s included
- Prototype project design
- Repeatable delivery standards
- Decision rights that travel with the portfolio
Construction lending · Draw review
For Lenders & Financial Partners
An independent set of eyes on every construction loan, from underwriting to final draw.
Any service a major financial partner needs that requires construction knowledge—partner with us and we bring it to your side of the table.
Independent, non-biased evaluation of contractor pay applications for lenders and the investment community. Field to Scale acts as your eyes on the job—reviewing long schedules of values against work in place and project specs, through job-site photos and/or site visits. Cadence is yours: monthly, quarterly, final draw, or as needed. This sits alongside—not inside—construction management; a distinct product for capital providers who need an experienced third party.
Draw review
- Independent SOV / pay-app verification
- Photo and/or site-visit field verification
- Monthly, quarterly, or final-draw cadence
- Project financial health vs. anticipated draw schedule
- Forecast of remaining draws / interest-carry inputs
Lender services
- Pre-loan plan & cost reviewBefore closing, we review the budget, schedule, contract and plans for gaps, thin allowances and missing scope—so the loan is sized to the real job.
- Contractor vettingAn experienced read on the GC: track record on similar work, financial capacity, licensing, bonding and insurance.
- Contingency & budget-to-completeWe track contingency burn and cost-to-complete every draw, with early warning when remaining loan funds won’t finish the job.
- Lien waiver & retainage trackingConditional and unconditional waivers verified each draw, by subcontractor, with retainage held and released correctly.
- Change order reviewEach change order checked for justification, pricing and its impact on the loan balance before it’s funded.
- Schedule risk reportingPlain-language reporting on delays that threaten loan maturity, extension risk or lease-up.
- Loans in distress & workout supportFor stalled or defaulted projects: an honest assessment of status, the true cost to complete, and options for a replacement contractor.
- Completion & CO verificationCloseout documents, certificate of occupancy and punch status verified to support loan conversion.
- Portfolio dashboardsOne view of every active construction loan—draw status, budget health and risk flags across the portfolio.
Partner with us
We’d love to partner with financial institutions that need these services—across construction, especially commercial, multifamily, fuel and retail.
- Cost-to-complete estimates and forecasts for projects in distress: when a prior developer can’t carry a job through, we step in with an accurate budget and schedule and tell the lender what it will take to finish
- Investor-partner support on acquiring a property, including finding the right property manager
Talk to us about a loan or portfolio →info@fieldtoscale.com
Full-service owner’s representation
Full-Service Owner’s Representation
Bring us the idea. We’ll take it through turnover.
Not every owner has a development team, a construction department or the hours to manage architects, engineers, contractors and approving agencies at once. Bring us an idea, a sketch, a site or a finished set of drawings. Field to Scale works only for you and runs the whole process: site selection, due diligence, design, approvals, construction, closeout and the warranty period.
What’s included
- First-time and small owners without an in-house construction team
- Business owners with a vision but no site, design or budget yet
- Owners with drawings in hand who need the project bid, awarded and managed
- Growing multi-site owners not ready to staff a full development team
- Owners with an existing property who need an expansion, remodel or site improvement managed
Partner with us for the whole project, or just the phase where you need help. The full scope is laid out below.
Start a conversation →info@fieldtoscale.com
Our Role: Hands-On Management and Consulting
We manage and consult. We aren't brokers who hand your project off and step away. Field to Scale is a team of hands-on analysts with years of field experience in development, site work, pavement, traffic flow, MEP and construction. We dig into the reports, the drawings, the bids and the site itself, and we tell you what we find and what we'd do about it.
We don't have in-house architecture or engineering. Signed and sealed drawings and documents are produced in one of two ways:
- Through one of our vendor partners, the architecture and engineering firms we work with regularly, or
- Through your own design team, if you already have architects and engineers you work with.
This includes architectural and engineering drawings, surveys, geotechnical and environmental reports, traffic studies and materials testing. Our role is to manage that work and consult on it: we define what the project needs, analyze what the professionals produce from an owner's and builder's point of view, push back when something won't build well, will cost too much or won't work for your business, and keep everyone moving to the schedule. Wherever this page says "review," "evaluation" or "recommendation," it means our management and consulting advice, not professional design or certification.
Who This Is For
- First-time and small owners building a new location, facility or investment property without an in-house construction team
- Business owners with a vision who have an idea but no site, design or budget yet
- Owners with drawings in hand who need someone to bid the project, award the contract and manage construction
- Growing multi-site owners who aren't ready to hire a full-time development and construction staff
- Owners with an existing property who need an expansion, remodel, pavement replacement or site improvement managed
The Process: Eight Phases, One Owner-Side Partner
Site Selection & Feasibility
For owners who haven't chosen a site yet. The right site keeps a project on budget. A bad one can sink it before design starts. We help you compare candidate sites against your program, budget and timeline before you commit.
- Site search support and side-by-side comparison of candidate sites
- Zoning, setback, access, visibility and frontage review
- Utility availability and early cost-of-service check
- Rough site-work cost check for grading, drainage, utilities, pavement and offsite improvements
- Early operational check of the site: can it handle your customers, trucks and deliveries? (Concept layouts are drawn by our vendor partner or your design team.)
- Impact fees, tap fees and other jurisdictional costs
- Feasibility budget, schedule and go / no-go recommendation
Due Diligence & Site Report Review
We read the reports with you, so problems hiding underground or in the paperwork come out before closing, not during construction.
- Geotechnical review: soil borings, groundwater, foundation recommendations, subgrade preparation, undercut and over-excavation risk, and what all of it means for your budget
- Phase I and Phase II Environmental Site Assessment (ESA) review: recognized environmental conditions, recommended testing, remediation exposure and closing risk
- Survey review: ALTA/boundary and topographic surveys, easements, encroachments and right-of-way
- Floodplain, wetlands and drainage review: detention and stormwater requirements and their effect on usable acreage
- Utility capacity and will-serve letters: water, sewer, power, gas and telecom, including extensions and relocations
- Traffic and access review: coordinating traffic studies, turn lanes, curb cuts and offsite road improvements
- Defining the scope of due-diligence studies and managing the consultants who perform them
- Due-diligence summary with a risk register and budget impacts before you close on the site
Design Management
We lead the design team for you, so you don't have to translate between the architect, civil engineer, structural and MEP engineers, and specialty designers.
- Program definition and design brief
- Managing consultant scopes, fees and deliverable schedules
- Architectural, civil, structural, MEP and specialty consultant coordination
- Design reviews at schematic, design development and construction document milestones
- Constructability review: catching conflicts, gaps and details that cost money in the field
- Value engineering: cost-saving options that protect what matters to your business
- MEP and prototype review: HVAC, plumbing and electrical systems checked for operating cost, maintainability and fit with your standards
- On-site traffic flow review: circulation, stacking, truck movements and parking checked before the layout is locked
- Accessibility (ADA) and code review coordination
- Long-lead equipment and owner-furnished item planning
Planning, Zoning & Agency Approvals
We manage the approval path so your project doesn't stall waiting on an agency.
- Pre-application meetings and jurisdiction strategy
- Planning, zoning, rezoning, variance and site plan submittals
- Preparation for and attendance at planning commission, council and staff meetings
- DOT coordination: driveway and access permits, right-of-way work, traffic control and state or local roadway requirements
- Utility provider and fire marshal coordination
- Stormwater, grading and erosion control permits
- Sign permits and design-guideline reviews
- Permit tracking until the building permit is issued
Budget, Bidding & Contracts
We set a realistic budget early and protect it through procurement.
- Budgets at concept, schematic and final design
- Contractor prequalification and bidder outreach
- Bid package preparation, pre-bid meetings and RFI management during bidding
- Bid review and leveling: line-by-line comparison of scope, exclusions and allowances so the bids are actually comparable
- Review of contractor schedules, staffing and logistics before award
- Bid approval and award recommendation
- Contract preparation and negotiation support (with your attorney)
- Insurance, bonding and builder's risk review
Construction Management & Controls
Once construction starts, you see the project every week without having to be on site.
- Weekly field reporting: site-walk reports with photos, 360° site walks, open actions, responsible parties and due dates
- OAC meetings: run the meeting and send out decisions and action items afterward
- Pay application management and processing: review against work in place, stored materials, retainage and lien waivers, with approval recommendations
- Financial health reporting: budget vs. committed vs. paid, contingency status and forecast to complete
- Schedule review and monitoring: progress against the baseline, early warning on slips and recovery planning
- Change order management: review, pricing validation, negotiation and a running change log
- Quality control: field verification, inspection coordination and documentation that corrections are complete
- Materials testing and special inspections: coordinating and reviewing proof rolls, compaction and density, concrete, asphalt and other test results
- Submittal and RFI tracking
- Stormwater and erosion control (SWPPP) compliance checks
- Weather and delay documentation to support or dispute schedule claims
Closeout, Turnover & Warranty
A project isn't finished when the contractor leaves. We make sure you get what you paid for and can operate the building.
- Punch list: creation, tracking and verified completion
- Commissioning coordination: confirming that systems work as designed before you take over
- Turnover package: O&M manuals, as-builts, warranties, attic stock and equipment records in one organized set
- Certificate of occupancy, final inspections and agency closeout
- Final pay application, retainage release and final lien waivers
- Warranty period management: tracking warranty items, holding contractors to their obligations and an 11-month warranty walk before coverage ends
- Pavement and site maintenance plan for the first years of operation
Post-Mortem & Project Score
Every project ends with an honest review, so your next project starts better than this one.
- Structured post-mortem with the owner, design team and contractor
- Lessons learned turned into standards for your next project or location
- Field to Scale Project Score: a scorecard grading the project on Cost (final cost vs. approved budget), Schedule (actual vs. baseline), Change orders (volume, causes and percent of contract), Quality (punch volume, rework and warranty callbacks), Safety and site performance, Design team and contractor performance
- Program Score for multi-site owners: each project compared against your own past builds, so you can see whether you're getting faster, cheaper and better
Specialty: Site Work, Pavement & On-Site Traffic Flow
All site, pavement and traffic recommendations are owner-side reviews based on construction and operating experience. Final signed and sealed civil, pavement and traffic drawings come from our engineering vendor partner or your design team.
Pavement and site work are some of the largest and least-scrutinized costs on commercial projects. They also take the most abuse once a site is open. How cars, trucks and people move across a site affects sales, safety and pavement life every day the business runs. We've managed large volumes of commercial paving, site work and site layouts on national multi-site programs, and we bring that experience to your project.
On-Site Traffic Flow
- Site circulation design review: entries, exits, drive aisles and one-way patterns that keep traffic moving and avoid conflicts
- Truck and delivery routing: turning-movement (swept-path) review for fuel tankers, tractor-trailers, delivery trucks, trash trucks and fire apparatus
- Stacking and queuing: drive-thru lanes, fuel islands, pickup lanes and gated entries sized so lines don't back up into drive aisles or the street
- Parking layout and count: stall layout, aisle widths, ADA spaces and parking efficiency
- Separating cars, trucks and pedestrians: keeping heavy vehicles out of customer areas and giving pedestrians safe crosswalks and walkways
- Loading, service and dumpster access placed where they work without blocking customers
- Striping, signage and wayfinding that make the intended traffic pattern obvious to drivers
- Existing site traffic assessments: diagnosing congestion, near-misses and pavement damage from poor circulation, with practical fixes
- Tie-in to the public road: coordinating on-site circulation with driveway locations, turn lanes and DOT requirements
Pavement & Site Work
- Pavement design evaluation and recommendations: reviewing the pavement sections in the plans against geotechnical data, truck traffic and how the site will be used
- Asphalt vs. concrete analysis: first cost, life-cycle cost and maintenance compared for drive lanes, parking, truck courts and dumpster pads
- Heavy-traffic and truck-route review for fuel, distribution, retail and other high-load sites
- Existing pavement condition assessments for repair, mill-and-overlay or full-replacement decisions
- Subgrade and base review: stabilization options, undercut allowances and proof-roll requirements
- Joint layout, drainage and grading review to prevent standing water and early failure
- Pavement maintenance planning: sealcoat, crack-seal and repair schedules that extend pavement life
- Field verification during paving: thickness, compaction, testing and weather limits
How You Can Work With Us
What Makes This Different
- Owner-side only. We work for you, not the contractor or the designer.
- Hands-on analysts, not brokers. We don't just pass work along. We analyze the geotech report, check the pavement section, test the site's traffic flow and level the bids ourselves. Sealed drawings come from our vendor partners or your design team, and we manage that work and consult on it.
- Field-proven experience. Our experience comes from national multi-site programs, prototype development, site work, pavement, on-site traffic flow and MEP.
- We start with the site. Geotechnical, environmental and site-work risks get priced in before you commit, not discovered after.
- You see everything. Every engagement runs on Field to Scale Project Intelligence, which gives you site-walk reports, punch lists, financial health and schedule status in one place.
- Decisions stay yours. We bring options and recommendations, and you make the final call.
- Every project gets scored. A Project Score at the end shows what worked, so your next project starts better.
Short FAQ
I only have an idea. Is that too early?
No, that's the best time to call. The earlier we're involved, the more cost and schedule risk we can help you avoid.
Do you have architects or engineers on staff?
No, we don't have in-house architecture or engineering. Signed and sealed drawings and documents come from one of our vendor partners or from your own design team. We manage that work and consult on it from start to finish, analyzing it hands-on so you get a design that builds well, stays on budget and works for your business.
Do you build the project?
No. Licensed contractors build it. We represent you, manage the process and hold every party accountable.
Can I use my own architect or engineer?
Yes. If you have a design team you trust, we'll manage the work with them. If you don't, we'll bring in one of our vendor partners.
I'm about to buy a site. Can you review it first?
Yes. Our Site & Due Diligence service reviews the geotechnical, environmental, survey, utility and access information and turns it into a clear go / no-go recommendation with the cost impacts.
My site already has traffic or pavement problems. Can you help?
Yes. We assess how vehicles and trucks move across your site, find what's causing congestion, safety issues or pavement damage, and recommend practical fixes.
Can you help with just one phase?
Yes. Many owners start with a site review, a pavement or traffic flow evaluation, or a bid review, and keep us on from there.
Where do you work?
We're based in Northwest Arkansas and work on projects across the region and nationally.
Have an idea, a site or a set of drawings?
Tell us what you're trying to build. We'll explain how we'd take it from where it is now to a finished, turned-over project.
Projects
Border to border, coast to coast
We've been on the ground across the country — dirt through complete. These job-site and drone shots span commercial, multi-family, travel & fuel, and hospitality-style work. Based in Northwest Arkansas, we show up wherever the next prototype lands.
National footprint
Border to border, coast to coast.
Hundreds of multi-site projects delivered across 39 states — ground-up travel centers, remodels, RV parks, raze-and-rebuilds and multifamily communities, from the Pacific Northwest to the Gulf Coast and the Atlantic.
Projects where we led the team or managed directly, and projects we contributed to as part of the department's overall workload. We've had boots on the ground at every one of these locations and a hand in each project in some form.
- Project entries
- 625
- Distinct locations
- 489
- States mapped
- 39
- Multifamily units
- 1,962
- Truck parking spaces
- 38,308
- Diesel fueling bays
- 3,334
- Branded restaurant units
- 681
By project type tap to filter
Also delivered
- Hotels
- Self-storage
- Distribution centers
- Truck care
- Fuel terminals
- Tilt-wall
- Post-tension / podium
- Staff apartments
- DOT & highway
- Public infrastructure
- Offsite utilities
Amenity totals reported across 464 operating locations. Entries can include more than one project at a site.
Who we are
An owner's-side partner who has lived the field
Field to Scale was founded by Joshua Couch to give large-scale owners and developers what most rollouts are missing: a calm, accountable partner on their side of the table — from the first pad study through turnover — with a playbook that scales.
Based in Bentonville, Northwest Arkansas, Joshua has spent his career in property development and construction management on national multi-site programs — travel stops, fuel centers, commercial pads, and multi-family — learning how prototypes either travel cleanly or break under pavement, traffic, and decision chaos.
Today Field to Scale helps owners prototype once, protect the decisions that matter, and repeat delivery coast to coast without reinventing the process on every site. The Project Intelligence platform is a supporting capability; the practice leads.
- Founder-led owner's representation & construction management
- Specialty in site work, pavement, access, and multi-site scale
- Northwest Arkansas base · national delivery footprint
The approach
Scale without losing control—or speed
Most portfolios either reinvent every project or strip out the decisions that make the product great. We help you do neither: prototype the right way once, then scale what works while stakeholders still shape what matters.
Protect decision rights
Map which choices stay with owners, capital, design, and field—so scale never means rubber-stamping the wrong things.
Codify the playbook
Turn what worked into standards, checklists, and reporting rhythms the next project inherits on day one.
Scale with minimal effort
Replicate delivery across sites and phases—faster to market, fewer surprises, same quality bar.
Supporting capability
Field to Scale Project Intelligence
A focused platform that supports our practice—and your team—with Capture → Verify → Exceptions → Decisions. Illustrative samples below; not live project data.
- Capture
- Verify
- Exceptions
- Decisions
Beta Sample UI mockups — illustrative only. Fictional project names. No confidential client content.
Shown with the app's built-in Demo Project test project — buildings A & B plus a clubhouse, a Follow-Up #2 site walk with 14 prior items, meetings, punch lists and an action center.
Sample reports
These are generated by the app's Share menu from the built-in Demo Project test project. Locations and dollar figures are masked and photos are blurred.
Suggested prompts
Demo UI — contact us to explore Project Intelligence on your jobs.
Project Intelligence supports the practice. The practice leads.
Request a platform walkthroughNext step
Ready to prototype once—and scale with confidence?
Tell us about the portfolio, the prototype, or the project that needs an owner’s-side partner.
Based in Bentonville, Northwest Arkansas · National delivery footprint