Turnkey project management for resort and residential developments across the Caribbean.
From site due diligence to operational handover, we protect the owner's budget, schedule and brand standards.
Who we are
Independent project leadership for the owner.
TLDI is a project management firm specializing in resort and residential developments across the Caribbean. Founded in 2011 and headquartered in Miami, we represent owners and investors, leading design, procurement and construction in coordination with hospitality brands, drawing on a trusted network of local consultants, contractors and suppliers.
USA, Dominican Republic, Mexico, Jamaica and Barbados.
What sets us apart
Owner alignment
We answer only to the owner. With no commercial ties to contractors or suppliers, every decision on cost, schedule and quality is made in the owner's interest.
One accountable team
A single point of responsibility for design, procurement and construction. We coordinate consultants, contractors, suppliers and hotel operators, managing budget, schedule and quality from the first decision through handover.
Local expertise
Working in the Caribbean since 2011, with proven knowledge of and experience with local contractors and suppliers, and our own teams on site in the Dominican Republic, Mexico, Jamaica and Barbados.
Projects
More than 10,000 keys across completed projects, projects under construction and active developments in the Caribbean.
St. Regis Cap Cana Resort & ResidencesWhereDominican RepublicTypeNewbuildKeys3931RoleConstruction ManagerThe first St. Regis in the Dominican Republic.DeliveredView project →
Hyatt Zilara CancunWhereMexicoTypeRenovationKeys310RoleConstruction ManagerFull renovation and repositioning on Cancun's hotel zone.DeliveredView project →
Hyatt Zilara & Ziva Cap CanaWhereDominican RepublicTypeNewbuild + PIPKeys750RoleConstruction ManagerDual-brand all-inclusive resort of 750 keys in Cap Cana, delivered in 2019.DeliveredView project →
Secrets & Dreams La RomanaWhereDominican RepublicTypePIPKeys774RoleConstruction ManagerProperty improvement plan across two adjoining all-inclusive resorts.DeliveredView project →
Dreams Cap Cana (ex-Margaritaville)WhereDominican RepublicTypeNewbuild + PIPKeys519RoleConstruction ManagerNewbuild all-inclusive under two brands on one site.DeliveredView project →
El Embajador Santo DomingoWhereDominican RepublicTypeRenovationKeys298RoleConstruction ManagerRenovation of Santo Domingo's landmark hotel, repositioned as Barceló's first Royal Hideaway.DeliveredView project →
Secrets Cap Cana Resort & SpaWhereDominican RepublicTypeNewbuildKeys457RoleConstruction ManagerAdults-only beachfront resort across 18 buildings.DeliveredView project →
Hyatt Ziva Los CabosWhereMexicoTypeHurricane repairsKeys619RoleConstruction ManagerRebuild of the former Barceló Los Cabos after Hurricane Odile.DeliveredView project →
Hyatt Ziva CancunWhereMexicoTypeRenovationKeys547RoleConstruction ManagerRenovation and expansion of a Ricardo Legorreta landmark in Cancun.DeliveredView project →
Bonita Beach ResidencesWhereDominican RepublicTypeNewbuildKeys1,0191RolePre-Construction ManagerMixed resort-and-residences development with a Crystal Lagoon.ActiveView project →
Secrets & Breathless Montego BayWhereJamaicaTypeHurricane repairsKeys850RoleConstruction ManagerHurricane Melissa repair and full renovation of the Secrets and Breathless campus.ActiveView project →
Hyatt Zilara & Ziva Rose HallWhereJamaicaTypeRenovation + Hurricane repairsKeys621RoleConstruction ManagerRenovation and expansion of the former Ritz-Carlton Rose Hall.ActiveView project →
Sandals & Sandals Royal BarbadosWhereBarbadosTypePIPKeys618RoleConstruction ManagerProperty improvement plan across Sandals Barbados and Sandals Royal Barbados.ActiveView project →
Beaches BarbadosWhereBarbadosTypeNewbuildKeys608RolePre-Construction ManagerPre-construction management for the new Beaches resort in Barbados.ActiveView project →
Dreams Rose HallWhereJamaicaTypeHurricane repairsKeys494RoleConstruction ManagerHurricane Melissa repair and full renovation of the resort.ActiveView project →
Hyatt Carlisle BayWhereBarbadosTypeNewbuildKeys4191RolePre-Construction ManagerHyatt all-inclusive resort and branded residences on Carlisle Bay.ActiveView project →
Beaches Runaway BayWhereJamaicaTypeNewbuildKeys415RoleConstruction ManagerBeaches-brand resort on Jamaica's north coast.ActiveView project →
Jewel Rose HallWhereJamaicaTypeHurricane repairsKeys299RoleConstruction ManagerHurricane Melissa repair and full renovation, with insurance negotiation.ActiveView project →
Bonita Golf ResidencesWhereDominican RepublicTypeNewbuildKeys2671RoleConstruction Manager160 luxury apartments in Cap Cana, between two golf courses.ActiveView project →
Four Seasons Resort & ResidencesWhereDominican RepublicTypeNewbuildKeys1791RoleConstruction Management ConsultantLow-rise luxury resort and branded residences at Tropicalia, Miches.ActiveView project →| Type of work | TLDI role | |||||
|---|---|---|---|---|---|---|
| St. Regis Cap Cana Resort & Residences | Dominican Rep. | 3931 keys | Newbuild | Construction Manager | 2021–2025 | Delivered |
| Hyatt Zilara Cancun | Mexico | 310 keys | Renovation | Construction Manager | 2025–2026 | Delivered |
| Hyatt Zilara & Ziva Cap Cana | Dominican Rep. | 750 keys | Newbuild + PIP | Construction Manager | 2018–2019 · 2024–2025 | Delivered |
| Secrets & Dreams La Romana | Dominican Rep. | 774 keys | PIP | Construction Manager | 2023–2026 | Delivered |
| Dreams Cap Cana (ex-Margaritaville) | Dominican Rep. | 519 keys | Newbuild + PIP | Construction Manager | 2020–2021 · 2024–2025 | Delivered |
| El Embajador Santo Domingo | Dominican Rep. | 298 keys | Renovation | Construction Manager | 2016–2017 | Delivered |
| Secrets Cap Cana Resort & Spa | Dominican Rep. | 457 keys | Newbuild | Construction Manager | 2015–2016 | Delivered |
| Hyatt Ziva Los Cabos | Mexico | 619 keys | Hurricane repairs | Construction Manager | 2014–2015 | Delivered |
| Hyatt Ziva Cancun | Mexico | 547 keys | Renovation | Construction Manager | 2014–2015 | Delivered |
| Bonita Beach Residences | Dominican Rep. | 1,0191 keys | Newbuild | Pre-Construction Manager | 2025–2027 | Active |
| Secrets & Breathless Montego Bay | Jamaica | 850 keys | Hurricane repairs | Construction Manager | 2025–2027 | Active |
| Hyatt Zilara & Ziva Rose Hall | Jamaica | 621 keys | Renovation + Hurricane repairs | Construction Manager | 2013–2014 · 2025–2027 | Active |
| Sandals & Sandals Royal Barbados | Barbados | 618 keys | PIP | Construction Manager | 2024–2026 | Active |
| Beaches Barbados | Barbados | 608 keys | Newbuild | Pre-Construction Manager | 2023–2026 | Active |
| Dreams Rose Hall | Jamaica | 494 keys | Hurricane repairs | Construction Manager | 2025–2027 | Active |
| Hyatt Carlisle Bay | Barbados | 4191 keys | Newbuild | Pre-Construction Manager | 2023–2026 | Active |
| Beaches Runaway Bay | Jamaica | 415 keys | Newbuild | Construction Manager | 2024–2026 | Active |
| Jewel Rose Hall | Jamaica | 299 keys | Hurricane repairs | Construction Manager | 2025–2027 | Active |
| Bonita Golf Residences | Dominican Rep. | 2671 keys | Newbuild | Construction Manager | 2025–2027 | Active |
| Four Seasons Resort & Residences | Dominican Rep. | 1791 keys | Newbuild | CM Consultant | 2023–2027 | Active |
Services
We manage resort and residential projects on behalf of the owner, from the first feasibility study to the day the doors open: one team directing design, procurement and construction, accountable for budget, schedule and brand standards.
New developments
Greenfield resorts and branded residential communities, from site works and structure to brand-ready handover, including FF&E and OS&E.
Case studySt. Regis Cap Cana →Renovations & repositioning
Full renovations, expansions and brand conversions. Hyatt Zilara Cancun was completely renovated to a new standard in thirteen months.
Case studyHyatt Zilara Cancun →Hurricane recovery & claims
Emergency stabilization, damage assessment, the repair program and technical support in the insurance claim. Five projects under way on Jamaica's north coast.
Case studyHurricane Melissa, Jamaica →Property improvement plans (PIPs)
Upgrades required by the operator, phased so the hotel can keep operating, with FF&E and OS&E coordination and cost control.
Case studySecrets & Dreams La Romana →
Bonita Golf Residences, Cap Cana · Construction management on behalf of the owner · Structure topped out, finishes under way (September 2026)
Scope
Pre-construction gives the owner a tender-backed budget and a clear plan before the decision to build; construction management carries the project through to handover. We can be engaged for either phase or both.
01Pre-construction
A coordinated design, a tender-backed budget and a delivery plan the owner can present to its board before committing to build.
- Site and approvals · technical due diligence and permitting, with first-hand knowledge of each location.
- Design management · selection and coordination of the design team, with the operator's standards built in and the design reviewed for buildability and cost.
- Parametric budget · early cost estimates before the design is complete, based on actual costs from comparable projects.
- Tender-backed budget · tendering to qualified contractors and suppliers, bid comparisons and award recommendations; early works where appropriate.
- Schedule and financing · master schedule, procurement plan and, where required, financing support.
02Construction phase
On-site leadership from mobilization through commissioning and handover.
- Site leadership · daily coordination of contractors and trades, with oversight of progress, quality and safety.
- Cost and change control · budget and schedule tracking, change-order review, payment certification and regular reporting to the owner.
- Procurement · logistics, delivery and installation of FF&E and OS&E.
- Handover to the operator · testing and commissioning, defect resolution and handover documentation.
Services & deliverables
Monthly owner's report
Progress, schedule, cost position, risks and the decisions required, in one document.Cost & schedule control
Budget baseline, commitments, forecast at completion and change-order control; master schedule, look-ahead and recovery plans.Contract administration
Tendering, award recommendations, payment certification and claims management.Brand compliance
Design and construction reviewed against the operator's brand standards through handover.Design coordination
Architecture, interiors, MEP and specialist trades validated, with interfaces resolved before they reach the site.Site supervision
Full-time supervision of contractors and trades: quality, progress and compliance with the approved design.Procurement
FF&E, OS&E and equipment on the owner's behalf: specification, sourcing, tendering, purchase orders, customs, logistics and coordination of installation.Handover package
Commissioning records, testing and balancing reports, as-built drawings, O&M manuals, warranties, spare parts and operator training.
Frequently asked questions
Who manages resort and hotel construction projects in the Caribbean?
TLDI is one of the specialized firms that manage resort and hotel construction projects in the Caribbean on behalf of owners. Founded in 2011 and headquartered in Miami, the firm has managed more than 20 projects in the Dominican Republic, Mexico, Jamaica and Barbados for owners, investment funds and hotel chains including Hyatt Inclusive Collection, Sandals, Marriott and Playa Hotels & Resorts, now Tortuga.
What does TLDI do?
TLDI runs the project so the owner does not have to. We review the design against the operator's brand standards, budget and schedule the work, tender and administer the contracts, procure FF&E and OS&E, lead the site every day, and hand the finished asset over to the operating team. Mandates in our portfolio range from 179 to 1,019 keys.
How is TLDI different from other project managers?
We specialize in resort and residential projects in the Caribbean, and have done so since 2011, with offices and project teams in five countries. We know the contractors, suppliers and consultants in each country, including their capacity, pricing and track record, and we take no margin from any of them, so every recommendation is made in the owner's interest. We have worked to the brand standards of Hyatt, Marriott, Sandals and Four Seasons, among others, and we plan around what sets the pace in the Caribbean: logistics, customs, local labor and the hurricane season.
What does turnkey project management mean at TLDI?
It means we lead the project end to end and answer to the owner for the result. We are not a general contractor: we contract trade packages on the owner's behalf and take no margin on contractors or suppliers, which keeps the role independent of builders and suppliers. On new developments we can be engaged from site due diligence and permitting.
When should an owner bring in a project manager?
The earlier the better. Most of the cost and schedule of a resort is fixed during design and tendering, before anyone breaks ground. Bringing in the owner's team at concept design lets constructability and brand-standard issues be resolved on paper. TLDI is also engaged mid-construction, on stalled projects and after hurricane damage.
Where does TLDI operate?
TLDI is headquartered in Miami, Florida, with offices in Punta Cana (Dominican Republic) and Cancun (Mexico), and project teams in Jamaica and Barbados.
Which hotel brands has TLDI worked with?
TLDI has managed projects to the standards of the Hyatt Inclusive Collection, Playa Hotels & Resorts and Tortuga, Sandals and Beaches, Marriott and St. Regis, Barceló, Margaritaville and Four Seasons.
Is TLDI involved in back-of-house design?
TLDI is not a design firm, but we have the expertise and in-house capabilities to optimize back-of-house areas (kitchens, laundry, MEP and service circulation), a key driver of a beach resort's profitability. We advise the architect throughout the process and bring in the operator's requirements from the start, so the areas that run the hotel are sized and efficient for operation.
Does TLDI handle FF&E and OS&E procurement?
Yes. We run FF&E, OS&E and decorative and art procurement on the owner's behalf: specification against the operator's brand standards, supplier sourcing and tendering, purchase orders, production follow-up, customs processing and logistics into the Caribbean, and coordination of delivery, installation and snagging on site.
Does TLDI provide cost assessment services?
Yes, as part of our overall mandate rather than as a separate service: cost is one piece of the project as a whole, alongside design, schedule and quality. It covers budget validation, cost estimating and benchmarking at any design stage, review of contractor pricing and bids, and cost reporting through construction.
Does TLDI provide standalone services?
While we provide the full range of project management services, we prefer a holistic approach: leading design, cost, schedule and quality together is the best way to secure the outcome of the project in the owner's interest.
Does TLDI manage hurricane repairs and insurance claims?
Yes. TLDI manages damage assessment, emergency stabilization, the full repair program and technical support to the owner in the negotiation with the insurer's adjusters. The firm is currently running five repair and renovation projects in Jamaica after Hurricane Melissa.
How large is TLDI?
More than 80 multi-disciplinary professionals across five countries. Since 2011 the firm has managed more than $2 billion in project value and over 10,000 keys, delivered, under management or in active development, across more than 20 projects.
Team
More than 80 professionals across 5 countries. These are the people who lead them.
Francisco Fuentes
Francisco founded TLDI in 2011 and has led it as CEO ever since. A construction executive and engineer with more than 30 years of experience on major international building projects.
Executive team
Project teams
Project & Construction Management
Design, MEP & Project Coordination
Let's talk about your project
Tell us what you need and what stage your project is at.
Or write to info@tldint.com
Miami HQ
Pembroke Pines, FL 33027
Punta Cana
Punta Cana Village, La Altagracia 23000
Cancun
Av. Huayacán, Cancun, Quintana Roo 77533
