The Owner's Rep for Physical Infrastructure

Executive facility oversight, without the executive overhead.

Base Layer FM provides Fractional Facility Leadership and forensic Pre-Lease Site Audits for startups and mid-market companies across the San Francisco Bay Area. We sit on your side of the board table to protect your capital, manage your vendors, and eliminate surprise CapEx.

Book a 20-Minute Executive Call Explore Pre-Lease Audits
CCPIA Certified Commercial Property Inspector
Certified Commercial Property Inspector (CCPIA)
Audits and assessments are led by a credentialed commercial inspector and veteran facility operator, conducted to the CCPIA Commercial Standards of Practice within the ASTM E2018 framework.

Operations should not manage infrastructure.

As startups and growing companies scale, they instinctively hand facility management to HR or Operations. But managing company culture is entirely different from managing commercial HVAC, electrical systems, and Triple Net (NNN) leases. This creates three expensive blind spots:

Blind CapEx Liability
Without technical oversight, you pay for the landlord's deferred maintenance out of your own OpEx. We stop the bleeding before it starts.
Vendor Exploitation
Lacking an internal technical lead, your team is at the mercy of contractors. You end up overpaying for temporary band-aids instead of permanent solutions.
Founder Distraction
Founders and COOs spend their weekends dealing with leaking roofs and vendor disputes instead of focusing on scaling the core business.
Find Your Solution

What situation are you walking into?

Every engagement is different. Tell us where you are in the process and we will show you exactly how Base Layer FM protects your capital at that stage.

Buyers, PE & Owners
Buying a Commercial Building
Forensic Property Condition Assessments with immediate repair tables and 5-year replacement reserve forecasts, built for buyer-side due diligence and capital planning. The depth a checkbox PCA misses.
Property Condition Assessments →
COOs and Operations Leaders
Already in a Lease and Overwhelmed
Vendor chaos, deferred maintenance, and landlord disputes are pulling your team out of the core business. We step in as your outsourced Head of Facilities.
Fractional Leadership Services →
Startups and Growth Stage
Signing a Commercial Lease
Series A or B and looking at your first real office or lab space. One bad NNN lease with failing infrastructure can quietly drain your runway for years.
Pre-Lease Audit Services →
Private Equity and M&A
Acquiring a Company or Building
Your underwriting needs to reflect actual infrastructure condition, not the seller's maintenance logs. We deliver a Quality of Infrastructure (QoI) report before you close.
M&A Due Diligence Services →
Existing Facilities
Auditing a Current Footprint
Need a forensic baseline of your existing infrastructure? We map every system, identify deferred maintenance, and deliver a clear CapEx forecast for your finance team.
Facility Infrastructure Audit →
Tech and Biotech
Managing IT Infrastructure
Server rooms, lab networks, and structured cabling are facility problems as much as they are IT problems. We bridge that gap so nothing falls between teams.
IT Infrastructure Services →
Brokers & Referral Partners
Commercial Broker or Tenant Rep?
Independent, third-party MEP audits that protect your client, your deal velocity, and your commission. We never compete for your relationship.
Explore the Broker Program →
Proof of Execution

The Ground Truth, in numbers.

We do not just find problems. We establish the financial leverage necessary to fix them before you are legally obligated to pay for them. Every number below is a real engagement. Click through to the full story.

$1.5M
CapEx concession package secured for a Series B biotech lab before lease execution
Read the case study →
$1M
CapEx holdback secured for a PE firm acquiring a cold storage facility days before closing
Read the case study →
$850K
Rent abatement and concessions after a "refreshed" building concealed ADA and HVAC failures
Read the case study →
22%
Maintenance OpEx reduction through vendor consolidation and predictive maintenance across a 7-vessel regulated fleet
Read the case study →

Plus $350K in Year-1 CapEx eliminated for a Series B deal desk →

Full Service Scope

Apex-tier facility oversight.

We are not a maintenance company. We are your executive Owner's Rep. We take total ownership of your physical real estate so your leadership team can get back to building product.

Fractional Facility Direction
Executive-level facility leadership at a fraction of the cost of a full-time hire. We negotiate leases, manage TI build-outs, and stabilize daily operations.
Forensic Pre-Lease Inspections
Before you sign, we deploy our diagnostic engine. We map mechanical lifespans and secure landlord concessions from data, not optimism.
M&A Infrastructure Audits
Quality of Infrastructure (QoI) reporting that protects your EBITDA from hidden deferred maintenance before the acquisition closes.
Vendor and Risk Management
We source, vet, and dispatch your vendors. We track SLAs and insurance compliance so no unauthorized technician ever touches your critical infrastructure.

Powered by Custom AI. Executed by Veteran Operators.

Legacy consulting firms take weeks to manually write condition reports. Base Layer FM engineered its own platform: proprietary, AI-driven tools that synthesize raw field data, thermal imaging, and compliance tracking into executive-ready intelligence, delivered to your Deal Desk at the speed of software, with the zero-tolerance standard demanded by aerospace, defense, and life-sciences operations. See the platform behind every engagement →

Common Questions

Frequently Asked Questions

What is a Fractional Facility Director? +
A Fractional Facility Director acts as your part-time Head of Facilities. Instead of hiring a full-time executive, you retain Base Layer FM to provide high-level strategic oversight, vendor management, and CapEx budgeting for exactly the hours your growing company actually needs. Learn more: Fractional Facility Leadership →
What sizes and types of companies do you work with? +
We partner with any company that has outgrown their current operational bandwidth. This includes early-stage startups signing their first commercial lease, mid-market tech and biotech firms expanding their footprint, and Private Equity teams conducting pre-purchase due diligence on commercial portfolios.
Why do I need a Pre-Lease Site Audit? +
When you sign a Triple Net (NNN) commercial lease, the financial liability for the building's infrastructure transfers to you. A pre-lease inspection is a forensic audit of the mechanical, electrical, and plumbing systems. We find the hidden, expensive problems before you sign, giving your Deal Desk the leverage to negotiate landlord concessions or TI allowances. Learn more: Pre-Lease Audits →
Are you a property management or maintenance company? +
No. We are independent Owner's Reps and facility executives. We do not sell HVAC units or provide janitorial staff. We sit on your side of the table to vet, hire, and manage those vendors for you, so you get competitive rates and transparent service without any conflict of interest. Learn more: About Base Layer FM →
What areas in California do you service? +
We provide fractional leadership and site audits across the entire San Francisco Bay Area. This includes San Francisco, Silicon Valley, the Peninsula, the East Bay (Oakland and Berkeley), and the Tri-Valley commercial corridors, plus Central Valley logistics hubs and Wine Country.
Have more questions? +
We have a full executive knowledge base covering pre-lease due diligence, M&A infrastructure risk, fractional leadership, and Bay Area compliance. Visit the full FAQ page →

Get out of the weeds and back to your business.

We do not do sales calls. Book a 20-minute executive triage and we will establish the Ground Truth on your facility situation.

No pitch. No fluff. Just a direct technical evaluation of your infrastructure risk.

Book Your 20-Minute Call Email Gabe Directly