Industry: Multi-Family, Garden Style
Challenge: Bringing the Bradley Heights multi-family development to life while meeting the client’s budget and financial goals.
Results: Rush’s pre-construction expertise helped align project scope and costs, setting the development up for success.
Project Details
Project: Bradley Heights Apartments
Client/Developer: Timberlane Partners
Location: Puyallup, Washington
Project Type: Garden-Style Multi-Family Development
Scope:
- 8 apartment buildings + 1 clubhouse
- 236 apartment units
- 8-acre site
- 353 parking stalls (including 36 EV charging stalls)
- Covered patios and decks
- Heat pumps in every unit
- Clubhouse with amenities and exercise room
- In-ground pool
- Open green space and playground
Bradley Heights Apartments is a large-scale garden-style multi-family community currently under construction by Rush Commercial Construction. But before vertical construction began, the project faced a critical question:
Could it meet a firm price point and still move forward? The answer came during pre-construction.
The Challenge: Hitting a Firm Price Point
Timberlane Partners, a repeat Rush client and active multi-family developer across the Puget Sound region, brought Rush in early with a clear directive:
The project needed to hit a specific price target in order to be viable.
“We had a firm price point to hit for Bradley Heights, so we brought Rush on to hit that price point,” says Jorden Mellergaard, Real Estate Development Manager at Timberlane Partners. “We had a very firm number that we provided, and that we discussed, and Rush told us that was a price we could hit.”
Before utilizing Rush’s pre-construction services, the project was facing some budgetary challenges that threatened feasibility. Without strategic intervention, the deal risked stalling.
The Rush Way: Owner Advocacy in Action
From day one, Rush approached Bradley Heights with an owner’s mindset.
As part of The Rush Companies, Rush Commercial Construction builds for its own development arm and applies that same discipline and accountability to every third-party client. That perspective changes how decisions are made during pre-construction.
“What stands out to me about Rush's pre-construction abilities is owner advocacy,” Jorden explains. “I’ve seen other contractors be hesitant to speak the truth about the path a consultant is recommending. Rush does a really good job of having those tough conversations with architects and engineers, fiercely advocating for the owner.”
Rather than simply pricing drawings as presented, Rush’s pre-construction team actively challenged assumptions, analyzed alternatives, and protected the project’s financial health.
Major Value Engineering Wins
One of the most significant savings came through a strategic reinterpretation of Energy Recovery Ventilator (ERV) code requirements.
“The ERV code interpretation that Rush came up with was probably one of the biggest nuggets of savings that they brought to the project,” Jorden says.
In addition, Rush identified structural framing inefficiencies that were driving costs unnecessarily high.
“We had gone down a bad path with Trus Joists (TJIs) versus dimensional lumber for the framing package, and that was driving up our costs per unit to a point above what made sense for the deal. Rush’s pre-con team was able to come in and help us identify those things, plus a handful of other items, which brought the price point of the project down to a more palatable level.”
Through careful analysis, constructability review, and system-by-system evaluation, Rush helped bring the project back within range.
Real-Time Pricing & Accelerated Decision-Making
One of the defining strengths of Rush’s pre-construction team is the ability to provide real-time cost insight.
“Rush really shines at giving feedback in real time and making informed decisions with pricing,” says Jorden. “Their precon team has a large amount of pricing available at their fingertips…whereas a lot of contractors don’t have that information, and it can take a lot of time to gather that.”
In fast-moving design environments, waiting days or weeks for pricing clarity can slow momentum and delay permitting. Rush’s ability to provide immediate budget feedback helped:
- Keep design moving forward
- Prevent costly redesigns
- Maintain schedule integrity
- Ensure financial alignment throughout development
“The Rush precon team provided quick communications, quick answers, and consistent and unprompted follow-up,” Jorden adds.
Early Involvement Prevented Costly Redesign
Rush’s engagement in early design meetings proved especially valuable.
“I’ve overseen a lot of money being paid out for preconstruction services during my career, and some of the dollars that I’ve spent with Rush have been some of the most valuable dollars,” Jorden says. “Getting Rush’s input about a project earlier rather than later helps drive early design and can prevent spending more money going back for a redraw at a later date.”
By integrating cost and constructability expertise during design development and permitting, Rush helped eliminate late-stage surprises and avoid unnecessary rework.
The Outcome: From Concept to Construction
After nearly a year of design development and permitting, the project closed at the agreed target.
“We went through a year or so of design development permitting, and at the end of that, we had our number,” Jorden says. “I can’t confidently say that if we’d used a different contractor, we’d be building this project.”
Rush Commercial’s pre-construction services not only optimized the project, but they helped make it feasible.
Why Developers Choose Rush
“I’d say do it,” Jorden says when asked what he would tell another multi-family developer considering Rush. “There are many great contractors out there that build great projects, but Rush really shines in helping owners hit really good price points. Rush has some very talented project staff that do a great job buying down projects as if they’re the owner. Most third-party contractors just don’t think like an owner.”
Owner advocacy is the difference that sets Rush apart.
Rush Commercial Pre-Construction Services
Since 1987, Rush Commercial Construction has delivered construction expertise throughout the Puget Sound region. Our pre-construction services include:
- Conceptual Estimating
- Feasibility & Constructability Review
- Scheduling
- Site Evaluation
- Permitting Support
- Building Systems Analysis
- Design Coordination
- Cost Estimating & Budgeting
- Jobsite Safety Analysis
With nearly 40 years of experience, our team understands how to evaluate options, identify roadblocks early, and restructure project needs for optimal outcomes.
Start With the Right Foundation
Successful projects don’t begin when construction starts — they begin in pre-construction.
If you’re developing a multi-family project and need a partner who will advocate for your budget, challenge assumptions, and help you hit your target price point, contact Rush Commercial Construction to schedule a pre-construction consultation.
Ready to work together?
