1. Budget Analysis

We believe budget and feasibility are inseparable. Our job is to help you make realistic budget projections from the onset—and to ensure that they stay in alignment from design to completion.

In this phase we determine the following:

• Potential cost range for the project
• Design review
• Potential zoning or filing requirements
• Potential structural issues
• Extent of required construction team (architects, designer, engineers, general contractor, trade specialists, etc.)

2. Define Scope of Work

“The devil is in the details” could never be more appropriate than in planning a construction project. A clearly defined scope of work is essential in the planning and execution of any job. We develop this with you and break down many of the esoteric construction issues into concise options, which allow you to make informed, prudent decisions. As a result, you are the beneficiary of a documented plan that reflects your needs and can be built within budget.

In this phase we ensure the following:

• All work to be performed is clearly defined
• All value engineering options have been explored
• The design conforms to your needs and aesthetics
• That design is based on conventional and sound building techniques
• All specific equipment or materials are identified

3. Develop Bid Package

The bid package is developed from the defined scope of work by taking that information and putting it into a line-item format. This allows bids to be equally measured and insures that all required items have been included.

A Bid Package will contain:

• Line-item cost breakdown of each activity by a specific trade (carpentry, painting, etc.) or category
• Design drawings
• Schedules of specific materials, fixtures, and equipment
• Specific project requirements
• Schedule requirements
• Specific building requirements

4. Procure Bids

Once the bid package has been developed, it is sent out for bidding to contractors that are well suited for your project.

Procuring Bids involves the following steps:

• Mail out bid package and construction documents to contractors suited to your project
• Schedule job site inspections with contractors
• Meet with prospective contractors for site inspections to become familiar with existing conditions
• Answer any follow-up questions from contractors
• Collect bids from prospective contractors

5. Bid Review

Before determining which contractor is appropriate for your project, all bids are carefully reviewed. This ensures all bids meet the conditions and specifications of the bid documents. It also gives you the ability to negotiate on equal terms and select the company that best meets the needs of your project.

All bids are measured with the following criteria:

Cost

• Confirm that all items are included and that no items were inappropriately included
• Review line-items that may be overpriced or underpriced

Performance references

• Get feedback from current and previous clients
• Review subcontractors and suppliers
• Confirm relationships with city agencies

Resources

• Examine size of work force
• Analyze amount of jobs open and completion status
• Assess financial stability—For larger projects it is important to know that the contractor’s company is financially sound. It may be prudent to require performance bond

Schedule

• Review that the projected schedule is realistic with the company’s resources and current workload
• Review history of completing projects on schedule

6. Award Contract

After bids are thoroughly reviewed and negotiations are completed, a contractor is selected.

Before any agreements or contracts are signed, the following items are confirmed:

• Liability, Workers Compensation, and Unemployment Insurance are current
• Required licenses are on record and up to date
• All contract documents offer protection to the client
• Any exclusions have been highlighted

7. Project Oversight

Our goal is to help form and maintain streamlined projects. We work to keep all members involved operating as team with the aim of finding solutions and preventing problems before they arise.

Project Oversight is performed in two ways. The first is site inspections to confirm that work is being performed as specified. The second is by holding job site meetings. By holding job site meetings and preparing the minutes ourselves, we are able to ensure the concerns and interests of the client are always addressed and on record. 

Site inspections

• Verify that required permits have been filed and posted properly
• Confirm that work is being performed as specified
• Confirm that materials are being used as specified
• Inspect areas of work as they are completed
• Verify that work is being performed in a safe and professional manner
• Verify that building requirements are being met

Job site meetings

• Confirm schedule milestones are being met, and if not, what corrective measures are being taken
• Check status of ordered items
• Advise on logistics and coordination
• Review change order requests
• Review any decisions that may have been made in the field are in the best interests of the client

8. Payment Review

We believe payments should always be done with vigilance based upon agreed conditions and terms.

We review these areas to ensure all terms and conditions have been met:

• Verify deposits have been placed on critical long-lead items
• Inspect completed work has been performed according to specifications
• Confirm that subcontractors are being paid for completed work to prevent property liens
• Review change orders and pricing of additional work before approval

9. Project Close Out

It’s our job to make sure your project reaches 100% completion. We do this by identifying and addressing open items as completion nears and by verifying all inspections have passed and are on record.

Before closing out a project, we will:

• Develop a value-assigned punch list so sufficient funds can be withheld until completion
• Collect all warranties for equipment and workmanship from contractor
• Conduct a project walk-thru with client and contractor
• Confirm completion of punch list
• Confirm that all inspections are passed and on file with appropriate agencies