Have a Plan
Over the last several years, I have witnessed multiple second round high cost building restoration failures. In an effort to save money, building owners often find the lowest cost solution. They are often surprised when a construction project goes south either during the project or later when tenants start to report leaks and property damage. Most often these problems are due to a few contributing factors. The intent of this blog is to provide information to consider when assembling a team for a construction restoration/repair project.
Assembling the right team for your project:
Beware, similar to getting your car serviced, there are good service providers and dishonest or inexperienced service providers. I am never surprised when an owner or group of owners calls me and tells me “We have a service estimate that is half your price, and your competitor said that they guarantee that there will be no change orders.” I typically caution my clients to read the service agreement carefully and ensure that they have personally met the team that will be providing the services. On many occasions I have received follow up calls from the same clients informing me that they have fired the service provider after the project is well underway, reporting a list of miscommunications, unmet expectations and an over promised scope of services.
The following is a list of key team members needed for a successful restoration project:
1. The owner or decision maker.
2. Architect or design professional.
3. Construction manager advisor.
4. Qualified General Contractor.
5. Specialty sub-trade contractor (i.e., electrician, plumber, waterproofing applicator).
6. Insurance Broker.
Ideally all of the team members have worked together in some capacity and have related experience.
Communication between all of the team members is critical for a successful project. A good construction manager advisor should be able to facilitate or handle all communications between the team members to ensure that the owner’s needs and desires are met if possible.
A management plan
The following is a list of key elements and procedures to implement for a successful restoration project:
Pre-design
This phase includes architectural review of all expert reports original design intent and current project condition. Determine if budget sufficiency analysis is needed and if a targeted repair scope is feasible. Determine client needs and architectural desires.
Design
Prepare repair manual with defined specifications and installation details. Design to be prioritized to fit into client’s budget.
Bid Phase
Contractor pre-qualification and reference check. Consult with an insurance brokerage firm that specializes in insuring these types of projects to look over all of the insurance policies involved to ensure that the project and contractor are insured to the level that is adequate for the project. Also, ensure that there are no policy exclusions that would apply to the project.
Develop a bid package to be sent to all perspective contractors to ensure that they are all bidding apples to apples.
Bid walk with all qualified bidders to communicate scope and logistics of the project.
Pre-construction meeting with the General contractor and subcontractors to discuss site logistics.
Obtain all required permits from the city or jurisdiction.
Construction Phase
Construction Manager Advisor or Architect should provide quality assurance consulting during the construction phase. Here is a list of consulting services to consider:
- Documentation and consulting on any mockup of details. All team members except the insurance broker should be present during all of the mockups.
- Any code or jurisdictional special test requirements (i,e, windows, concrete, wall assembly, etc.).
- Periodic random inspections of completed work. Phase inspections to be setup with owners and contractor. These inspections are to ensure project is in compliance with building code and design documents. Also, to ensure that owners are not paying for work that has not been performed.
- Participate in on-site construction meetings with the contractor as necessary.
- Assist client with review of substitution requests.
- On-site inspections during critical phases of construction.
- Draft periodic site visit reports detailing process and any deficiencies noted. Send report to client and contractor.
- Provide solutions to client and contractor regarding unforeseen building envelope components.
- Review and approve pay applications. Review percentage of work completed and verify with the pay application.
Close Out
Provide final closeout letter summarizing the building envelope component installation and highlighting recommended maintenance measures.
This blog was written by
Nate MacIntyre
Building Science Expert
mc CONSULTANTS INC.
EXPERIENCE AND INNOVATION
Pacific Northwest Division
T 503-471-1311 F 503-471-1401
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