During this phase we will assist you to bring a general contractor on board and is the time to lock in the contractor schedule, rates and markups so they remain firm over the course of estimating. This will include:
- At the end of the schematic design phase, we will issue an RFP to a select list of general contractors.
- Obtain, review and provide a recommendation for a selected GC.
- Write and negotiate a preconstruction agreement that will be used as a basis for the full contract terms.
- Cause the contractor to provide estimates at each design milestone.
- Provide review and comment on high level and detailed subcontractor bids.
- Update the development budget with each iteration of construction costs.
- Provide value engineering recommendations in conjunction with the contractor and architect focusing on value enhancement and not elimination.
- Analyze alternate systems, materials and methods to ensure that the desire quality level is achieved.
- Work with the architect to distribute drawings to the selected contractor and answer any clarifications requests.
- Work with the contractor to establish the final estimate – Lump Sum (Fixed Price) or GMP (Guaranteed Maximum Price).
- Write and negotiate along with the Owner and Owner’s legal team, the AIA contractor agreement.
- Work with and cause the contractor to provide a full and detailed construction schedule.
- Update or cause to be updated the development schedule to include the updated construction portion of the schedule.
- Work with the Owner to get a builder’s risk insurance policy in place.
- Issue RFP’s for construction consulting services to be hired directly by owner that are needed during the course of construction:
- Construction materials testing & inspection
- Geotechnical observation
- Water and air infiltration testing
- Building Envelope observation
- Provide updated development budget and cash flow estimates.
- Work with the owner and lender to provide any documentation needed to obtain and close the construction loan.
- Review and track all project invoices against their approved contracts and provide recommendation for payment.
- Utility/utility service provider setup and coordination (Electrical, Gas, water sewer). Obtain will serve letters as needed.