Up front a rough estimate will be prepared based on sq ft pricing and experience combined with allowances for certain items. The reason for this is that all projects need a “gut check” budget. Staying within the financial means of the project makes for a happy client and a transparent construction team delivery. Aligning must haves vs wants and possible phasing of items after base-building to ensure you receive the space you want at the best price is paramount. Discussing contingencies for unknowns or design upgrades is also a priority. Providing this rough estimate allows for the client & contractor relationship to be based on a foundation of providing the best service, best product at the best price.
At time of engagement and when all construction documents are complete, we provide a more detailed estimate. Allowances and contingencies provided in the initial pricing phase are narrowed down to include accurate scope for construction. Our contracts are based on a Cost Plus delivery method. This means that our final estimate could fluctuate slightly, depending on scope changes and contingencies. On average this is within 10% of the detailed estimate. Based on decades of experience in building and management, this delivery method has proven to be fair for both owner and contractor.
Trade Professional Cost Review
Trade specific costs are typically a fixed cost and known from the initial estimate. We are an open book policy company. All contractor quotes are available for review and selection with the client. We caution the lowest price is not always the best price, we feel it’s our job to educate our clients on selection of trade partners including: cost, scheduling and staffing and product. Choosing a contractor with the lowest price may not be beneficial to the project if it means delays in production due to limited staff availability or strain on the management team and owner. These are things we take into consideration when finalizing contracts with our partners.
Contract and Team Engagement
At your green light, we provide a standard American Institute of Architecture or Design Build Institute of America contract for review and signature. We also require a deposit at contract sign.
Once the contract is finalized a team is assigned to manage your project. If you are utilizing multiple services it is likely the same designer, you worked with will also lead the project team as project manager. This is the benefit of utilizing both our design and CM services as the transition from design to build team is seamless. A team will consist of one our job supervisors and a project manager. The project manager will only be onsite as needed, for the majority of time spent this is an office position. These professionals will work with you, the architect/contracting team and oversee your project every step of the way.
An initial preconstruction meeting will be held to set expectations for project start as well as procurement of materials and any site specific requirements as set by the owners, town, association or landscape.
At time of permit release, the scheduling starts, and our trades people get to work! Creating and containing the construction zone is the first step. It’s good to make clear boundaries on entry points and secured areas of work, this is just as much to protect the homeowner as it is the contractors. During existing or new construction dust barriers or site barriers would be put in place, and prep work for utilities, excavation, fill storage, or fill removal, system tie-ins, upgrades discussed and managed with the team. The project supervisor will oversee daily on goings with the crew, reviews scheduling, ordering and deliveries, checks on quality and maintains communications with the architect and design team. The job supervisor is supported by the design/project manager to align budgets, time and material deliverables and coordinates subcontractors. The project manager will coordinate onsite meetings between trade professionals on a weekly or as needed basis.
Requisitions for payment or invoices are issued every two weeks or more depending on project. Payments are due on receipt; prompt payment is required to maintain project schedule. A standard AIA Req format is used in keeping with the AIA Contract.
Scope Adjustments are changes to the scope of the work, these items would have an adjustment to the base contract cost. Many scope adjustments are the result of people changing their minds during the construction process. Scope adjustments are more likely if the construction documents are not well defined, specifications are not provided or in the event of renovations of an existing property, unknown conditions.
As the project nears completion, the project team defines a "punch list" of items still to be completed, this is issued to the entire project team. This allows for owner engagement so there are no surprises when our trade professionals leave the project. At completion a project turn over meeting is held to review care & maintenance of products and systems with the necessary trade professionals.
We offer a one-year warranty on labor and materials. However, our goal is to make all of our clients repeat clients, we typically take care of issues, pending review and inspection, beyond our warranty period.