Providing Owner's with End-to-End Turnkey Services
YOUR SUCCESS IS OUR BUSINESS!
Utilizing our extensive experience in the design and construction industries, we can assist owners with every aspect of project development from vision to occupancy. Our services can be turnkey, as a Bridging Consultant, to serving as a Project Manager or Owner’s Representative, to providing individual services fulfilling your specific needs.
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Bridging Consultant / Turnkey Services
Bridging is a turnkey approach focused on protecting owners and investors by defining the operational plan, facility design, and construction scope in full alignment with the stipulated vision before selecting a design-build team. We work collaboratively through the finalization of a vision-aligned Basis of Design (see the description below)... thereby, a detailed plan meeting the stipulated needs, desires, goals, budget, and schedule. Once approved, the Basis of Design is utilized in an RFQ/P process for selection of the design-build team. We then BRIDGE the services, representing the owner throughout finalization of the design, completion of construction, and into facility startup.
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Visioning / Business Plan Assistance
Collaboratively explore and refine project visions, aligning design objectives with client goals, needs, desires, budget, and schedule for a clear and inspired direction.
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Programming
Define spatial requirements and functionality, creating frameworks to ensure projects meet user needs effectively.
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Architectural Cost Opinions
Provide cost evaluations, balancing quality and budget to guide informed decision-making.
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Conceptual Design
Develop early-stage designs to illustrate concepts, ensuring alignment with vision, function, and feasibility.
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Test-Fits
Assess site and building spatial utilization, identifying optimal configurations for functionality, efficiency, and growth. Test-Fits are a critical first step before purchasing land and/or existing buildings.
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Existing Facility Analysis / cGMP / GACP / Facility Optimization
Evaluate existing operational facilities focusing on providing insights to enhancing functionality, safety, adaptability to growth and/or policy change, increased revenue, and decreased OpEx.
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Property Condition Assessments (PCAs)
Deliver comprehensive assessments to determine property condition, identifying risks, maintenance needs, repair / replacement requirements, and estimated capital expenditures.
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Basis of Design
Combines the vision / business plan, PCA / facility analysis, programming, preliminary cost opinion, schedule, and conceptual design within one deliverable package.
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Project Implementation Assistance
Offer strategic support throughout project delivery, ensuring objectives are met efficiently from start to finish.
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Owner’s Representative Services
Represent clients’ interests, overseeing project progress to ensure the vision is maintained inclusive of timelines, budgets, and quality standards.
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RFQ and RFP Development
Craft clear and effective procurement documents to attract qualified vendors and ensure streamlined project execution.
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Peer Review Services
Conduct thorough reviews to validate design compliance, addressing issues to maintain project integrity.
Sam Andras and Jeff Lair combine deep construction, architectural, and engineering expertise with specialized leadership in cannabis and CEA facility development. Having led over 500 cultivation and vertically integrated projects, they understand what separates a compliant facility from a profitable one. Their approach integrates owner’s objectives, capital allocation, regulatory requirements, and operational efficiency into a cohesive delivery strategy. From feasibility through turnkey implementation, 3rd Act Architecture and Consulting focuses on one outcome: facilities that perform in alignment with the business model — within budget and with predictable operational costs. In cannabis and consumable CEA, execution is everything. We align design, capital, and operations to deliver it. This is why we say, YOUR SUCCESS IS OUR BUSINESS!
Frequently Asked Questions
What services does 3rd Act Architecture offer beyond design?
Beyond architectural design, 3rd Act offers owner’s representation, feasibility and programming studies, property condition assessments (PCAs), test-fit and space utilization studies, procurement document preparation, and construction-phase design compliance reviews — covering a project from initial vision through construction completion.
What is a Basis of Design, and do I need one?
A Basis of Design is a detailed planning document that captures a project’s vision, budget, schedule, and functional requirements before a design-build team is selected. It’s used in the RFQ/P process to ensure the team you hire is scoped against your actual goals, not a generic proposal — most valuable for owners who want to protect their vision and budget before committing to a builder.
What is 3rd Act's "Bridging" approach?
Bridging is a turnkey delivery model where 3rd Act finalizes a vision-aligned Basis of Design, helps select the design-build team through an RFQ/P process, then represents the owner through design finalization, construction, and facility startup — protecting the owner’s interests at every phase rather than handing off after the drawings are done.
What is a Property Condition Assessment (PCA), and when do I need one?
A Property Condition Assessment (PCA) is a comprehensive evaluation of an existing building’s condition — identifying risks, deferred maintenance, and repair or replacement needs along with estimated capital expenditures. It’s typically done before purchasing a property, planning a renovation, or budgeting long-term capital reserves.
What is a test-fit study, and why does it matter before I buy a building?
A test-fit study evaluates whether a specific space or building can actually accommodate your program — layout, square footage, and functional flow — before you commit to a purchase or lease. It’s critical for avoiding the costly mistake of buying a building that can’t be efficiently adapted to your operation.
Does 3rd Act only work with cannabis clients?
No — while cannabis facility design is the firm’s specialty and largest body of work, the same services (programming, Basis of Design, PCAs, test-fits, procurement, and construction-phase support) are offered to K-12, civic, hospitality, and recreational/aquatic clients as well.