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CONSTRUCTION MANAGEMENT OVERVIEW THE ROLE AND VALUE OF A CONSTRUCTION MANAGER
2Shook Construction Co.
ANALYSIS: CONSTRUCTION MANAGEMENT AS A DELIVERY METHOD
This document provides an overview of the role and value of a construction manager (CM). It is important to note that each specific phase and task is completed in a transparent, open-book manner with the primary goal of providing the client with a positive project experience and a quality facility that is delivered on time and within budget. The scope of services is flexible to adapt to the goals and preferences of the client; however, they are presented here in a manner that provides the greatest benefit to the project.
PROJECT KICK-OFF SESSIONA formal partnering session attended by all project stakeholders during which relationships are forged and the client has the opportunity to communicate the goals, priorities and expectations for the project.
WHAT THIS MEANS TO THE CLIENTA cross-disciplined team working together to design and build the best project possible based on the stated goals and priorities of the client.
PROJECT BUDGETINGAn ongoing process to ensure that the project budget aligns with the owner’s targeted cost. This begins prior to design with the development of an initial budget projection, which is created by applying historical cost data to the conceptual design. The construction manager then will develop increasingly detailed pricing information as design progresses. This serves as a control for the architect/engineer to ensure that the design remains in line with the project budget as decisions are finalized regarding materials and equipment.
WHAT THIS MEANS TO THE CLIENTCost over-runs typically represent the largest area of concern on a project. The budgeting process identifies accurate costs early on during design and ensures that as design progresses the project will stay on budget. It also provides the client with the ability to make decisions regarding scope and specifications with accurate information on costs and impact to the bottom line.
PROJECT SCHEDULINGA master schedule is developed during design development that is both realistic and aggressive. This will serve as a guide for the project to meet the owner’s specified end date. Activities are included for design milestones, owner’s responsibilities, zoning reviews, building permit approval, pre-purchasing of long-lead items, submittals, construction milestones, commissioning and close-out of the project.
WHAT THIS MEANS TO THE CLIENTThe earlier the building is turned over and business operations begin, the better the outcome for the client’s business. The schedule is a tool for all project stakeholders to understand the tasks associated with their role and the timelines necessary to deliver the project on time.
Analysis: Construction Management as a Delivery Method
3Shook Construction Co.
CONSTRUCTABILITY AND VALUE ANALYSIS REVIEWSDuring design development, the preconstruction team will perform constructability and value analysis reviews.
A constructability review examines the methods that will be used to build the facility so that any potential issues can be identified and addressed prior to the start of construction.
Value analysis reviews examine literally hundreds of different aspects of the project, client and facility to determine the most efficient way to deliver the best finished product. This process considers everything from the function and operations of the building to the determined value of first cost vs. life-cycle cost and the specific materials that will be used to build the facility. This typically culminates in a formal workshop in which all project stakeholders come together to examine and vet the most promising value analysis opportunities.
WHAT THIS MEANS TO THE CLIENTAddressing issues and changing scope is always quicker and less expensive during design than in the field after construction has begun. The preconstruction reviews ensure that the project has been examined, planned and enhanced before a worker ever sets foot on site, so that when work begins it can be completed quickly and efficiently.
BID ADMINISTRATIONBid administration is the process of identifying subcontractors, developing bid packages and interviewing the most competitive firms post-bid to ensure they understand the scope and schedule and have submitted a comprehensive bid.
The construction manager will provide a prequalified list of subcontractors and will work with the owner to determine who will bid and eventually build the project. The CM also will strategically write the bid packages to maximize efficiencies and ensure that there is no overlap across bid packages.
WHAT THIS MEANS TO THE CLIENTThis process provides competitive pricing on strategically written bid packages from a group of subcontractors who have been prequalified based on their capabilities and past experience.
CONSTRUCTION OVERSIGHTDuring construction, the CM’s primary role will be field oversight, project administration and reporting to the client. Within these services, the construction manager also will be responsible for onsite safety, quality control, change management and adherence to the project schedule. This role is largely focused on risk mitigation by monitoring subcontractors to keep the project on schedule, inspecting materials and equipment to ensure no defects and tracking project costs to keep the job on budget.
WHAT THIS MEANS TO THE CLIENTA professional construction manager provides the client with the ability to focus on their core business, while staying informed and involved in the project.
Analysis: Construction Management as a Delivery Method
4Shook Construction Co.
COMMISSIONING AND PROJECT CLOSEOUTCommissioning and closeout are terms used to validate that all building components are operating as intended and to formally turn over the facility to the client. The construction manager, who is ideally working with a third-party commissioning agent, will bring a documented process to accomplish these items and build this information into the bid documents and schedule so that this work can be planned and accounted for by the trades and equipment suppliers.
The construction manager will continue to be available on an ongoing basis to take responsibility for issues that may arise with any equipment or materials after turnover of the facility. This is highlighted by the 11-month post construction walk-through during which the construction manager will perform a thorough review of the site with the facility’s manager to inspect all equipment and systems to ensure they are operating at peak performance prior to the warranty expirations.
WHAT THIS MEANS TO THE CLIENTThe planned commissioning and closeout process ensures that the building is turned over on time with all systems and equipment working as intended, so that the client’s full operations can begin on Day 1 of occupancy.
SUMMARYConstruction management provides clients with a project that is managed transparently with a focus on planning and adding value to the finished product. By partnering with construction professionals, the client is able to minimize their risk and focus on their core business while remaining actively engaged in the project.
CLIENT REFERENCESFor a client’s perspective, please contact:
TOM FISTERCity Wide Development Corporation (937) 478-1216 [email protected]
DAVID SCHMIDTUniversity of Dayton (937) 229-3739 [email protected]
Analysis: Construction Management as a Delivery Method
5Shook Construction Co.
