Planning
Preconstruction
Construction
Programming
We first assess your building's needs to establish a plan for a complete resolution. We do this by recommending a specific course of action based on discovery, experience, and gained knowledge.
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We visually assess your property or buildings with focus on areas of concern, such as specific leak areas or the exterior enclosure. We look for visual indicators that identify problem areas that may require repair.
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If visual indicators warrant it, we might recommend implementing an investigation to establish the source of damage, potential breadth of damage, or determine how the assembly was constructed to verify details. We prepare an investigation plan, coordinate and plan the investigation, and conduct and document the investigation.
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After the property condition assessment and/or investigation are complete, we prepare a presentation or report of our findings and recommendations. We present our observations and recommendations to the Decision Makers to answer questions and discuss next steps.
Schematic Scoping
We establish a high-level plan for the repair of your building. This plan establishes a road map to provide guidance for further discussion, analysis, and decision making.
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We establish a preliminary summary of scope items that require repair. This schematic scope of repair will be utilized to establish rough order of magnitude pricing.
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Based on the established schematic scope of repair, we prepare a preliminary preconstruction timeline and schedule for the proposed project.
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A Contractor assists with rough order of magnitude pricing based on the schematic scope of repair. This pricing allows Decision Makers to determine the scope of repair moving forward, if additional pricing research is needed, such as alternate options, or if value engineering is required.
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Rough order of magnitude pricing allows us to assist the Decision Makers with scope prioritization. Prioritization may also include additional rough order of magnitude pricing exercises to break down costs or the consideration of phasing options. These efforts allow for Decision Makers to make decisions for their properties that serve their best needs, budgets, and immediate needs.
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Review of the schematic scope of repair, rough order of magnitude pricing, and scope prioritization leads to discussion of any additional next steps needed in the planning process prior to the preconstruction phase.
Scope Development
We take the decision making process further by transitioning from a high level schematic scope of repair to more specific scope discussions.
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We conduct code research needed to support the decision making process, educate Decision Makers, and establish code parameters for the project design.
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Design, material, and color studies are completed to improve the aesthetics of properties and buildings. Our detailing focuses on function, with respect to aesthetics to achieve more modern and saleable properties. As design evolves, iterations of design are reviewed and presented to the Decision Makers for approval.
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Design concepts are verified for constructability through discussions with manufacturer's representatives, Contractors, and additional investigation as needed. We strive to ensure our details are viably functional and constructable.
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We engage Consultants with specific disciplinary knowledge to meet the needs of the project. We work closely with the Consultants to establish a program for their services to supplement the design.
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We review preliminary funding options with Decision Makers, so they can establish a plan for funding their project.
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We seek approvals for the established scope and design prior to beginning Construction Documents.
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Construction Documents
We generate Construction Documents that include a combination of specifications, details, and drawings that are used for bidding, permit, and construction.
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We provide Architectural and Structural Engineering expertise in-house. To supplement our services, we work closely with Consultants to form cohesive design ideas and detailing through coordination of each individual discipline.
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We prepare well planned, cohesive details, and drawing sets. Through coordination with Consultants, we integrate their drawings into our drawing set to produce an integral set of documents.
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We prepare specifications specific to each project. Specifications define the products and materials to be used on the project, including installation methods, warranties, and testing requirements.
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Alongside Decision Makers, we recommend and establish a list of Contractors to bid or price the Construction Documents.
Bidding & Permitting
We submit the Construction Documents for permit and send them to Contractors for bidding or pricing after the documents are complete.
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We submit the drawing set to specific jurisdictions for permit processing and coordinate with jurisdictions regarding any permit corrections needed.
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The Construction Documents are forwarded to select Contractors for bidding or pricing. We host a prebid conference to review the project and answer Contractors' questions.
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We prepare addenda to formally address Contractors' questions or modify the Construction Documents prior to construction.
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Based on Contractors' bids or pricing, and potential Contractor interviews, the Decision Makers select a Contractor for their project.
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We prepare a final project budget, including the Contractor's pricing, allowances, alternates, Consultant fees, contingencies, permit fees, and other project fees that fall under the umbrella of the project and established financing.
Mobilization
During mobilization, the Contractor establishes the site. Project coordination occurs with the affected occupants.
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The Project Team meets with the community and affected occupants to review scope, schedule, and how they will be affected during construction.
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We host a preconstruction meeting with the Contractor, Decision Makers, and Consultant Team to formalize parameters for construction. The preconstruction meeting is an important tool to establish proper communication and expectations for the project.
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The Contractor establishes itself on site, including scaffold erection, vertical access, lay down areas, site protections, and barricades.
Observation
We complete Construction Administration to ensure the Construction Documents are properly implemented during construction.
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We complete regular site visits to observe and document the construction progress, and verify construction practices are implemented in accordance with the Construction Documents. We work in tandem with the Contractor during construction to answer their questions and provide direction.
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We host regular construction meetings to discuss schedule, communication, coordination, and other project items.
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We review submittals for products and materials submitted by the Contractor for verification and additional comment.
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We respond to Requests For Information, issue Architectural Supplemental Instructions, and prepare sketches to support the construction process, provide additional direction, and support the Contractor.
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We manage the project budget and schedule on a regular basis to ensure the project and construction are on track with project goals.
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We review final product and assembly installations and comment on any modifications or final refinement needed prior to the Contractor demobilizing the site.
Closeout
Closeout is the final step in the construction process and occurs after construction is complete. The Project Team compiles documents summarizing the project and construction.
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In conjunction with the Contractor, we establish Substantial Completion. Substantial Completion establishes the warranty period for the Contractor's repair services and installations.
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Along with the Contractor and Consultants, we compile the documents generated during construction to summarize the project. Closeout documents establish project records that can be referenced in the future.
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The Contractor is responsible for procuring manufacturers' warranties, which are issued as a part of the closeout documents.