Project Management & Owner's Representation

On Your Side, Start to Finish

We represent owners, not builders. Deep development and project-management expertise paired with strong local relationships — working only for you, with a vetted subcontractor network we hold accountable on your behalf.

30+ Years Combined Experience
Costa Rica Where We Work
Owner's Rep We Represent You
Bilingual Spanish & English
About Found Projects

About Us

Found Projects provides owner's representation, real estate development, and project management. When we represent an owner, we work in your interest — reviewing budgets before they're approved, scrutinizing change orders before they're signed, holding contractors to schedule, and navigating Costa Rica's permitting and trade environment on your behalf. Our team brings deep development and project-management expertise and strong local construction knowledge to every engagement. For international clients, we also provide fully bilingual coordination between owners and local trades — so nothing gets lost in translation, literally or otherwise.

Steel Structure

Our Commitment

When we represent an owner, our incentives are aligned with yours — we have no reason to inflate scope, pad quantities, or steer you toward any particular contractor. Your interest is the one we serve. We pair that independence with deep development, owner's-rep, and project-management expertise, seasoned local construction advisors, and a subcontractor network we vet and hold accountable — so the people on your job site answer to you, through us.

Floor Plan Example
What We Do

Expert Construction Management Services

Project Feasibility Studies

Before you commit capital, we assess land use, develop rough-order-of-magnitude cost estimates, and evaluate utility and infrastructure availability — giving you an independent picture of what a project will actually take, so you make the go/no-go decision with clear numbers, not a contractor's optimism.

Budgeting, Estimating, and Cost Control

We develop and own the project budget on your behalf — from conceptual estimates through detailed line-item budgets — and actively monitor costs against it throughout construction. Every change order is reviewed for scope justification and fair pricing before it reaches your signature. Our goal is a budget that reflects reality from day one, not one that grows after you've broken ground.

Scheduling

We develop and actively manage project schedules — from pre-construction through construction completion — tracking critical paths and flagging delays before they compound. Every week a project runs over schedule is carrying cost you're paying; we monitor milestones and hold contractors to the dates they committed to.

Value Engineering

We systematically review project components — materials, systems, methods — and identify where costs can be reduced without affecting performance or appearance. Value engineering done early, before design is locked, yields the largest savings; we apply it at the stage where it actually moves the needle, not after the budget is already set.

Owner's Representative Services

As your owner's representative, we sit on your side of the table — reviewing contractor submittals, approving payment applications only for work actually completed, flagging scope creep, and ensuring decisions are made in your interest, not the builder's. You don't need to trust a contractor's word on your own money when you have someone qualified to verify it independently.

Site Development

We manage the full site development process — coordinating permitting, utility connections, roadways, and horizontal infrastructure through qualified local contractors. Navigating Costa Rica's municipal permitting and utility agencies takes local knowledge and relationships; we handle that coordination so it doesn't become the bottleneck that delays your project.

Every service we provide starts from the same position: we work for you, not for the people you're paying.

Manfred Kissling
Principal

Manfred Kissling

Manfred leads Found Projects as its development and owner's representative principal. Prior to founding the firm, he directed project teams of up to 40–50 people — including subcontractor project managers and superintendents — across a seven-project, $69M portfolio in Los Angeles spanning multifamily, mixed-use, hospitality, and adaptive reuse. In that role he functioned as both construction PM and owner's representative, with authority over payment applications up to $2–3M. He is currently directing a multi-site construction and remodeling program in Costa Rica.

Manfred holds an M.S. in Advanced Design & Construction Technology and a Graduate Certificate in Real Estate Development from the University of Southern California, and a B.S. in Civil Engineering from Loyola Marymount University. He is bilingual in English and Spanish.

Meet Our Directors

Róger González

Róger González

Róger González founded Estructuras Ros SA in 1989, growing it into one of Costa Rica's leading heavy steel fabrication firms — from residential roof structures to large-scale commercial and industrial projects including warehouses, parking structures, shopping malls, and free trade zone developments reaching 50,000 m². He later sold the company after building it over several decades.

At Found Projects, Róger serves in an advisory capacity, contributing deep market knowledge, construction expertise, and a network of subcontractor and vendor references developed across more than three decades in Costa Rica's construction industry.

Róger holds a degree in Civil Engineering from the University of Costa Rica.

Manfred Kissling Sr.

Manfred Kissling Sr.

Manfred Kissling Sr. began his entrepreneurial journey in 1995, navigating industries from hospitality to real estate before committing fully to business services in 1999, where he left the corporate world altogether. In 2005, he founded OBS, a company later acquired by Concentrix, where he played a pivotal role in scaling operations across Latin America, leading 30,000 professionals and generating over $500 million in revenue across nine countries. The company delivered nearshore business process solutions across Latin America, the U.S., and Europe, spanning industries including technology, healthcare, finance, social media, and retail.

After stepping down from corporate roles in 2021, Manfred refocused his energy on advisory roles in hospitality and real estate in Costa Rica, dedicating part of his time to supporting ventures in his areas of expertise.

Manfred Sr. holds an MBA from INCAE Business School and a Bachelor's in Industrial Engineering from Purdue University.

Get In Touch

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