THE METHOD
How does nSCALE decide whether a project is worth building?
By testing design and finance together, in stages, with an off-ramp after each one. nSCALE underwrites and draws in the same firm, so the program, the budget, and the drawings are developed against each other rather than handed off in sequence — and the client decides whether to continue at every stage rather than at the end.
01 — SCREEN
Does this project fit nSCALE's scope?
Before any study begins, nSCALE screens the project against its expertise — affordable housing, community facilities, green infrastructure, and catalytic mixed-use in the Midwest, East Coast, and Appalachia. If the project doesn't fit, we say so and refer you to someone who can help.
WHAT GOES IN
A conversation, a site address, and a rough idea of what you're trying to do.
WHAT COMES OUT
A yes or no on whether nSCALE is the right firm, and a recommendation for a Level 1 scope if so.
WHO IS INVOLVED
The client and a nSCALE principal.
HOW LONG
One call, 30 minutes.
02 — SCOPE
What can you build here?
Level 1 is a fixed-fee scoping study that answers the zoning, code, and entitlement questions for a specific site. It tells you what the law allows, what it doesn't, and what would be required to get there. It's the cheapest way to find out if a site has potential.
WHAT GOES IN
Site address, existing conditions, and the client's program goals.
WHAT COMES OUT
A zoning analysis, a code analysis, an entitlement roadmap, and a written summary of what's possible.
WHO IS INVOLVED
The client and a nSCALE architect.
HOW LONG
2–3 weeks.
03 — UNDERWRITE
Does the project work financially?
Level 2 takes the Level 1 scope and adds a preliminary pro forma — construction costs, operating costs, revenue, and a gap analysis. It tells you whether the project pencils, and if not, how far off it is. The client decides whether to continue to Level 3 based on real numbers, not hope.
WHAT GOES IN
Level 1 scope, a concept massing, and preliminary cost and revenue assumptions.
WHAT COMES OUT
A preliminary pro forma, a gap analysis, a concept massing study, and a go/no-go recommendation.
WHO IS INVOLVED
The client, a nSCALE architect, and a nSCALE development advisor.
HOW LONG
4–6 weeks.
04 — FULL UW
Is this project ready to fund?
Level 3 is the full underwriting package — third-party-verified cost estimates, a detailed pro forma, a concept design, a program of requirements, and a capital stack. This is the document you take to funders, investors, and public agencies. It's designed to meet the submission requirements of OHFA, HPD, NCHFA, and similar agencies.
WHAT GOES IN
Level 2 underwriting, a developed concept design, and verified cost estimates.
WHAT COMES OUT
A full underwriting package ready for funder submission, including concept design, pro forma, program, and capital stack.
WHO IS INVOLVED
The client, the full nSCALE team, and third-party cost estimators.
HOW LONG
8–12 weeks.
05 — DESIGN
What does it look like?
Once the project is underwritten and the client has decided to proceed, nSCALE moves into architectural design — schematic design, design development, and construction documents. Because nSCALE underwrote the project, the design is developed against the budget, not after it. No value engineering surprises late in the process.
WHAT GOES IN
The underwriting package, the program of requirements, and the budget.
WHAT COMES OUT
Schematic design, design development, and construction documents that match the budget.
WHO IS INVOLVED
The client, the full nSCALE team, and engineering consultants.
HOW LONG
Varies by project scope.
06 — DELIVER
How does it get built?
nSCALE provides owner's representation and construction administration — managing the general contractor, reviewing submittals, responding to RFIs, and protecting the client's interests through construction. Because nSCALE designed the project, the handoff to construction is seamless. No drawings that don't match the budget.
WHAT GOES IN
Construction documents and a selected general contractor.
WHAT COMES OUT
A built project that matches the design and the budget.
WHO IS INVOLVED
The client, the nSCALE team, the general contractor, and subcontractors.
HOW LONG
Varies by project scope.
WHY PUBLISH THE METHOD
Why does nSCALE publish its method?
Because clients being asked to fund an idea deserve to see how the idea gets tested. Most firms treat their methodology as a trade secret. We treat ours as a trust signal. If you're being asked to spend real money on an unbuilt idea, you should know exactly how that idea gets tested, what the decision points are, and where you can stop. The method is the product.