Phase I - Pre-Construction
1. PRE-CONSTRUCTION SERVICES
1.1. PROJECT PLANNING STRATEGY
1.1.1. Discuss project overview.
1.1.2. Identify project expectations of all parties involved.
1.1.3. Prioritize budgetary, schedule and project specific requirements.
1.1.4. Client/Design Team meetings to discuss possible construction methods and materials.
1.1.5. Identify items which may not be included on permit/bid set which may have impact on budget, schedule and construction procedures (government approvals, specialty trades, multimedia, etc...).
1.2. PROJECT BUDGET
1.2.1. Prepare preliminary cost estimations for specific line items or divisions (if requested) for items beyond the GC scope.
1.2.2. Prepare formal comprehensive budget for owner, including items that may be excluded from General Contractor estimate.
1.2.3. Coordinate with Interior Designer for items that may be part of separate ID or FF&E package. Goal is to provide all inclusive, consolidated budgets, so that Client has all project budget information in one place.
Deliverable – Comprehensive Overall Project Budget
1.3. CONSTRUCTABILITY ANALYSIS
1.3.1. Review project documents and confirm constructability and feasibility of design.
1.3.2. Confirm material lead times, availability and cost.
1.3.3. Provide alternate suggestions for design team review where necessary.
1.4. PROJECT PROCEDURES
1.4.1. Develop a set of project procedures to be followed by entire team throughout the course of construction.
1.5. MASTER SCHEDULE
1.5.1. Develop a formal baseline schedule, which will be followed and referred to throughout the construction process.
1.5.2. Identify all lead and critical path items.
1.5.3. Meet with vendors and subcontractors to confirm timelines in each division.
1.5.4. Tie schedule into contract as addendum.
Deliverable- Baseline Project Schedule
2. DESIGN, SCHEDULING AND PROCUREMENT
2.1. DESIGN REVIEW
2.1.1. Review design and confirm all of owners needs are met.
2.2. DESIGN PROCESS MANAGEMENT
2.2.1. Coordinate and insure milestones in the schedule are being met by design professionals.
2.3. PERMITTING AND MUNICIPAL APPROVALS
2.3.1. Coordinate submission of Construction Documents for municipal plan review including all related approvals (building department, water, sewer....)
2.3.2. Identify, qualify and retain permit expeditor.
2.3.3. Monitor and track plan review process including responses to reviewer comments.
2.3.4. Coordinate all required signatures, certificates and payments to pick up permit.
Deliverable: Municipal Approvals to begin Construction
2.4. VALUE ENGINEERING
2.4.1. Coordinate VE team including all necessary consultants, design professionals, vendors, subcontractors and General Contractor in an attempt to trim unnecessary costs from budget.
2.4.2. Review Architectural, Engineering and Interior Design Plans for deficiencies and value engineering suggestions.
2.4.3. Identify cost savings opportunities, which do not jeopardize design intent.
Deliverable – Detailed Value Engineering analysis and cost – savings recommendations
2.5. SCHEDULE MANAGEMENT
2.6. DOCUMENT REVIEW
2.7. PROCUREMENT STRATEGY
3. CONSTRUCTION DOCUMENTS
3.1. GENERAL CONTRACTOR SELECTION
3.1.1. Generate RFP (Request for Proposal) for qualified General Contractors including fee structure, insurance requirements and a well-defined scope of work & scope of bid inclusions.
3.1.2. Identify, qualify and solicit General Contractor bids.
3.1.3. Coordinate requests for information (RFI’s) and value engineering (VE) proposals.
3.1.4. Qualify bids for conformity with RFP and Construction Documents.
3.1.5. Check backgrounds on prospective bidders to ensure qualifications.
3.1.6. Evaluate General Contractor’s proposed subcontractors for qualifications.
3.1.7. Present bids and prepare a formal General Contractor recommendation based on price, references, work review, responsiveness, current workload and overall professionalism.
Deliverables:
• Formal Request for Proposal
• Contractor Comparison Bid Breakdown
• Formal General Contractor Recommendation
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3.2. CONTRACT ADMINISTRATION
3.2.1. Coordinate with Client’s legal counsel to provide (if needed), review and/or negotiate contract with General Contractor.
3.2.2. Coordinate that all appropriate addendums are included as contract exhibits (plans, schedules, specifications, etc....).
3.2.3. Provide recommendations for contract format, handling of change orders, delay penalty clauses, etc...
3.3. START UP MANAGEMENT
3.3.1.Hold preconstruction meeting and make sure entire team is coordinated and deliverables are being met.