CONTROLQORE FOR INTERIOR CONTRACTORS.
Generic accounting software can't report cost per square foot against the tenant improvement allowance the deal was underwritten on, track which draw package is incomplete, or separate contracted scope from work-letter seam work. ControlQore can.
ControlQore for interior contractors uses cost codes by trade package, meaning demolition, framing and drywall, ceilings, flooring, painting, MEP finishes, and final clean, to track cost per square foot against the allowance per square foot the deal sets. Disputed work-letter scope gets its own code from day one. Draw submissions and reimbursement dates are tracked by job, so the 30 to 60 day reimbursement is a figure on the forecast. The WIP schedule is produced monthly from cost-to-cost percentage complete.
Interior work is measured two ways at once, and generic accounting software tracks neither. The deal is underwritten on an allowance per square foot, $15 to $80 by market and asset class. The job is built as a package of trades, on a schedule set backward from a lease date the contractor never chose. Cost per square foot by trade package, read weekly against that allowance, tells you whether the fit-out is inside the number the tenant was given. The draw calendar is the other half. Work performed against an incomplete draw package is work you paid for, and that's a paperwork problem long before it's a cash problem.
THE NUMBERS GENERIC SOFTWARE MISSES.
WHAT IT IS.
ControlQore is a job costing and WIP platform for contractors that tracks cost by job and cost code, so an interior contractor can see cost per square foot by trade package against the tenant improvement allowance while the fit-out is still in progress.
WHERE IT GOES WRONG.
Cost Per Square Foot Never Read Against the Allowance
The tenant improvement allowance is quoted per square foot, and it is $15 to $80 depending on market and asset class. The job is bid and built in scopes, crews, and purchase orders. Generic accounting software never puts those two numbers beside each other, so nobody knows whether the build is inside the allowance until the final draw is assembled. ControlQore reports cost per square foot by trade package while the fit-out is in progress, against the allowance the deal was underwritten on.
The Draw Calendar Is the Real Cash Calendar
Tenant improvement money moves landlord to tenant to contractor, backward from the work. The contractor bills the tenant. The tenant submits a draw package of paid invoices, lien waivers and proof of completion to the landlord. Reimbursement follows 30 to 60 days after submission. Some deals release nothing at all until certificate of occupancy. A P&L that reports a profitable month doesn't tell you which draw package is incomplete, and that package is holding the money.
Work-Letter Scope Seams With No Cost Code Behind Them
The work letter defines base-building versus tenant scope, allowance mechanics, change-order rules, schedule milestones and landlord-delay damages. The drawings don't. Demising walls, panel capacity and code-triggered base work fall in the seams. A contractor who priced the drawings does that work for nothing. Generic accounting software can't separate contracted scope from seam work, so the cost posts to the job total and reads as a labor overrun. Code disputed scope separately from day one, and a scope argument becomes a change order with a documented figure behind it.
A Trade Package That Reports One Blended Number
Interior contractors take drywall, flooring, painting, ceiling and MEP-finish trades as a single package. That brings every subcontractor-management risk in the building with it: scope seams, back-charges, punch coordination, and the last-trade retainage pile-up that falls on the package holder. In a blended P&L, a package that lost money on ceilings and made it back on drywall reports one result. You need buyout tracked by trade package to see which trade is losing money on the job and which one is supporting it.
Long-Lead Commitments Against a Date Nobody Chose
Rent commencement is contractual, and the fit-out schedule works backward from it. Permits take 4 to 12 weeks by jurisdiction. Retail fit-out takes 8 to 16 weeks from permit to certificate of occupancy, and restaurant takes 12 to 22. Switchgear alone can take 18 to 30 weeks, longer than the whole construction window on some jobs. Unseen conditions in existing buildings justify the published 10 to 15 percent contingency. Generic accounting software doesn't show any of those commitments as a cash need until the deposit clears the bank.
WHAT WE BUILD.
SPM builds ControlQore cost codes for interior clients by trade package: general conditions, demolition, framing and drywall, ceilings, flooring, painting, MEP finishes, and final clean. Labor, subcontract and material post to the correct package. Cost per square foot is calculated per package and for the whole job, then compared to the allowance per square foot the deal sets. You see a package over budget while the trade is still on site.
ControlQore holds the billing, the lien waivers and the completion documents against the job. So the draw package gets built while the work is being done, with nothing to reconstruct at month end. SPM tracks submission dates and reimbursement dates by job, which puts the 30 to 60 days on the forecast as a line. When a deal releases nothing until certificate of occupancy, that's a funding decision made before the job starts. Staged progress releases get negotiated into the contract, and the forecast proves they were worth negotiating for.
SPM reads the work letter with the estimate and maps base-building scope, tenant scope and every seam into ControlQore cost codes before the job starts. Disputed scope gets its own code from day one. So the cost of the demising wall or the panel upgrade is a documented number the day the change order is written. Allowance mechanics, change rules and landlord-delay terms go on the record where the job costing can see them. Pricing the letter first costs less than doing the work for free.
SPM builds the long-lead commitments into the cash forecast in ControlQore. Deposits on switchgear and other 18 to 30 week equipment get funded on purpose, with no surprise. Permit windows of 4 to 12 weeks and the 8 to 16 or 12 to 22 week permit-to-CO durations set the schedule the forecast is built on. The 10 to 15 percent contingency that unseen conditions in existing buildings will use is tracked as a coded budget. Building rules get priced too. Freight elevator windows, after-hours rules, noise curfews and approved-vendor lists cost production time, so they get a cost code.
The WIP schedule for interior clients is produced monthly from cost-to-cost percentage complete by job. Underbilled positions, meaning work performed but not yet billed, show right away and trigger a corrected billing to the tenant. Overbilled positions flag jobs where the billing is ahead of production. Retainage of 5 to 10 percent is tracked by job. Against a 6 percent net profit before taxes at $1M to $5M, the hold is larger than the profit on the work. So you manage the release date and don't just wait for it.
FLAT MONTHLY FEE. NO SOFTWARE INVOICE.
Three tiers, priced by your trailing twelve month revenue. ControlQore comes with Strategic and Platinum, and it never appears as its own line item on an SPM invoice. Which tier you're in depends on how much of the work you want off your desk.
Built for subs doing $1M to $12M. Above $12.5M we quote.
| Last 12 months revenue | Core | Strategic | Platinum | One-time onboarding |
|---|---|---|---|---|
| Under $1M | $1,900 | $3,100 | $3,300 | $2,500 |
| $1M to $3.5M | $2,600 | $4,100 | $5,300 | $4,500 |
| $3.5M to $6.5M | $3,800 | $5,900 | $8,300 | $6,000 |
| $6.5M to $9.5M | $5,100 | $7,600 | $11,800 | $7,500 |
| $9.5M to $12.5M | $6,100 | $8,900 | $14,900 | $9,000 |
| Above $12.5M | Quoted | Quoted | Quoted | Quoted |
The onboarding fee covers migrating your books back to the start of your last taxable year and getting you fully operational in 60 days. It's billed once, with your first invoice. It's the same for all three tiers, and it moves with your revenue band. Your first month is prorated, and your monthly engagement starts on the first of the first full month.
Just want the setup? Onboarding only is the same onboarding work with no monthly service after it, one time, at the onboarding fee plus $2,000. Start a monthly engagement later and $2,000 counts toward it. It starts at $4,500, and the price for every band is on the pricing page.
The three tier columns are the whole price. Which one fits depends on how much of the work you want off your desk. No payroll. No hidden line items. The onboarding fee is right here in the table.
- Online software only: QuickBooks, Sage, Viewpoint and similar. No VPN or hosted desktop.
- Not in any tier: payroll, pay applications, collections on receivables.
- Pricing valid through 2027.
CFO work. Your own bookkeeper keeps doing the books.
We build your plan every month. Your team does the work.
You get the CFO work: job costing built to match the way you estimate, a 13 week cash forecast, WIP every month, and a monthly meeting that ends with decisions.
Your bookkeeper still does the books.
Core, plus bookkeeping and bank reconciliations, plus job costing and WIP software set up and managed for you. Use your own online accounting software or we supply it, one price.
We build the plan, track it and adjust it every month.
We only work with trade subcontractors. We know what to look for, and we fix problems while they're still small. Everything in Core, plus the bookkeeping and bank reconciliations done for you, and the job costing and WIP software set up, loaded with your cost codes, and managed every month. Use your own online software, or move to ours and we pay for it.
Our team does the bookkeeping and the reconciliations. We don't do payroll.
Strategic, plus a controller who handles payables and receivables the way an in-house controller would. You approve every payment.
We manage the money side for you, every week.
Everything in Strategic, plus our team does the controller work. We handle your bills and receivables the way an in-house controller would: we call vendors, pay the bills and keep the accounting current. We plan the cash flow first, and you approve every payment because it is your money.
Our team does the payables and receivables. We don't do payroll, pay applications or collections.
FREQUENTLY ASKED.
