5 – CONSTRUCTION MANAGEMENT
Comprised of six phases, Construction Management’s project-delivery method connects the Property Owner and the construction company from concept-to-completion. As builders, we are the most reliable “knowledge workers” for every aspect and phase of a building project. It makes sense, then, to get us involved in the very early stages of the project, even before the designs are finalized, to listen and lend our thinking.
The Pre-Design Concept Phase [BUDGET-PLAN-DESIGN-BUILD]
The Construction Manager works closely with the Property Owner in this phase to determine the vision for the project (real needs), to establish a conceptual budget (financial expectations) and schedule, and to evaluate the overall project feasibility (project performance capability).
The Design Concept Phase [BUDGET-PLAN-DESIGN-BUILD]
In this phase, the Construction Manager establishes the project’s design requirements and produces a Request For Proposal [RFP] used to solicit to qualified architectural design firms, if one has not been identified yet by the Property Owner. We search nationally and internationally and request certain minimum requirements by the responding firms: identifying similar projects, submitting relative cost information to be used in evaluation of design components and material options, and presenting their team and team experience. The compiled information from each firm is then presented to the Property Owner for final selection.
The Design Development Phase [BUDGET-PLAN-DESIGN-BUILD]
The Construction Manager works as the liaison between the Owner and design team to further define the design intent and align the budget and design to fit the Owner’s original expectations and the project pro forma. Pricing comparisons of materials and best-value recommendations are presented to the Property Owner prior to actual design. As the design develops, the Construction Manager monitors the design for conformity to scope and cost. The preliminary project schedule is created with milestones for each activity which conform to the project’s requirements. Permits, special landmark or historical applications and special-use or zoning compliance are applied for, as required, in this phase.
The Pre-Construction Phase [ BUDGET-PLAN-DESIGN-BUILD ]
Construction documents and the solicitation of bid packages from pre-qualified subcontractors in all trades dominate this phase of the project. The Construction Manager solicits minimally (3) three bidders, assuring maximum competition. All bids are carefully compared for completeness, schedule and resource availability. Each bidder is interviewed and a thorough evaluation of the proposal is done including determination of unit costs, schedule compliance, value and cost engineering suggestions and alternate means and methods. Budget-to-cost comparisons assure compliance with the Property Owner’s financial expectations. Any budget deviations are addressed by either value engineering, material alternatives or scope modification prior to award and project commencement. We assemble and update the project schedule to again assure project compliance.
The Construction Phase [BUDGET-PLAN-DESIGN-BUILD]
Contracts are awarded to all approved and qualified subcontractors in all trades after negotiation of pricing and terms provided they are consistent with the project scope, budget and schedule. During the building process, weekly meetings are held for safety, means and methods, manpower and schedule compliance. Throughout construction, quality assurance and quality control are monitored to minimize or eliminate punch lists and call backs. Schedule and budget updates are provided to the Property Owner each month with an Executive Summary Report.
The Post-Construction Phase [BUDGET-PLAN-DESIGN-BUILD]
This phase includes the training of tenant/occupant staff on the mechanical, electrical, security or any other specific specialized systems so operational services can be maintained without concern. All closeout books including Warranties, Guarantees, Operation Manuals and Shop Drawings along with the As-Builts, are assembled, bound and provided. The closeout records are also provided digitally, in CD format for ease of use. Two walk-through — at 30-days and 60-days — are scheduled to review operational and workmanship satisfaction with the Property Owner.