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 carries. Disputed work-letter scope carries 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 carries neither. The deal is underwritten on an allowance per square foot, which runs $15 to $80 by market and asset class, and the job is built as a package of trades on a schedule that runs backward from a lease date the contractor never chose. Cost per square foot by trade package, read weekly against that allowance, is what tells you whether the fit-out is inside the number the tenant was given. The draw calendar is the other half, because work performed against an incomplete draw package is work you funded, and that's a documentation 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 running.
WHERE IT GOES WRONG.
Cost Per Square Foot Never Read Against the Allowance
The tenant improvement allowance is quoted per square foot, and it runs $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 running inside the allowance until the final draw is assembled. ControlQore reports cost per square foot by trade package while the fit-out is running, 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, and 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 says nothing about which draw package is incomplete, and the incomplete package is the thing holding the money.
Work-Letter Scope Seams With No Cost Code Behind Them
The work letter, not the drawings, defines base-building versus tenant scope, allowance mechanics, change-order rules, schedule milestones, and landlord-delay damages. Demising walls, panel capacity, and code-triggered base work sit in the seams, and a contractor who priced the drawings performs that work for free. Generic accounting software has no way to separate contracted scope from seam work, so the cost posts to the job total and reads as a labor overrun. Coding disputed scope separately from day one is what turns a scope argument into a change order with a documented figure behind it.
A Trade Package That Reports One Blended Number
Interior contractors run drywall, flooring, painting, ceiling, and MEP-finish trades as a single package, which imports every subcontractor-management risk in the building: 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. Buyout tracked by trade package is the only way to see which trade is eating the job and which one is carrying it.
Long-Lead Commitments Against a Date Nobody Chose
Rent commencement is contractual, and the fit-out schedule inherits it backward. Permits run 4 to 12 weeks by jurisdiction, retail fit-out runs 8 to 16 weeks from permit to certificate of occupancy and restaurant runs 12 to 22, and switchgear alone can run 18 to 30 weeks, which is longer than the entire construction window on some jobs. Hidden conditions in existing buildings justify the published 10 to 15 percent contingency. None of those commitments show as a cash requirement in generic accounting software 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 job as a whole, then compared to the allowance per square foot the deal carries. A package running over budget is visible while the trade is still on site rather than at punch.
ControlQore holds the billing, the lien waivers, and the completion documentation against the job, so the draw package is built while the work is being performed rather than reconstructed at month end. SPM tracks submission dates and reimbursement dates by job, which turns 30 to 60 days into a line on the forecast instead of a surprise. 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 is what proves they were worth negotiating for.
SPM reads the work letter alongside 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 is cheaper than performing it for free.
SPM builds the long-lead commitments into the cash forecast in ControlQore, so deposits on switchgear and other 18 to 30 week equipment are funded on purpose instead of discovered. 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 runs on. The 10 to 15 percent contingency that hidden conditions in existing buildings will spend is carried as a coded budget rather than as optimism. Building friction gets priced too, because freight elevator windows, after-hours rules, noise curfews, and approved-vendor lists are a production tax with 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, are visible immediately and trigger a corrected billing to the tenant. Overbilled positions flag jobs where the billing has run ahead of production. Retainage of 5 to 10 percent is tracked by job, and against a 5.5 percent net profit at $1M to $5M the hold is larger than the profit on the work, which makes the release date something to manage rather than wait for.
FLAT MONTHLY FEE. NO SOFTWARE INVOICE.
Three tiers, priced by your trailing twelve month revenue. ControlQore comes with Strategic, 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.
Pricing
| Last 12 months revenue | Monthly fee |
|---|---|
| Up to $1M | $1,900 to $2,900 |
| $1M to $3.5M | $2,600 to $3,900 |
| $3.5M to $6.5M | $3,800 to $5,700 |
| $6.5M to $9.5M | $5,100 to $7,100 |
| $9.5M to $12.5M | $6,100 to $8,500 |
| $12.5M to $15.5M | $7,400 to $11,000 |
| $15.5M to $18.5M | $9,400 to $13,500 |
| $18.5M+ | Quoted individually |
Range reflects the three tiers below. Which one you're in depends on how much of the work you want off your desk. No payroll. No hidden line items.
You stop guessing.
You get the CFO work. Job costing built against the way you estimate, a 13 week cash forecast, monthly WIP, and a meeting every month that ends in decisions rather than a report.
Your bookkeeper keeps doing the books.
You stop touching the books.
Everything in Core, and we run the bookkeeping and the controllership as well. Nobody in your office is answering coding questions or chasing a reconciliation at month end.
We do the books. No payroll.
Every job shows its margin while it's still running.
Everything in Executive, plus the job costing and WIP platform set up, loaded with your cost codes, and managed for you every month. You never have to learn it.
We do the job costing.
FREQUENTLY ASKED.
