Pre-Construction/Design
Project Budget
Project Budget
Responsibility: SPM/PM | Software Application: Excel
The Project Budget is all-inclusive of the Owner's costs, A/E Design costs, and construction costs. The SPM/PM, A/E, Owner, and Estimator should review the Project Budget to ensure that there is an understanding of what is included in the Project Budget and the constraints of the budget. This budget will be used in the Estimate/Budget Comparison described below.
Estimate
Cost Model Estimate
Responsibility: Pre-Construction Dept. | Software Application: CostX
(As needed)This is a preliminary estimate that uses the cost data from the GCC Cost Model Database, for projects of similar size and scope. This estimate is useful for a quick budget check against the scope of your project, to ensure you have enough funds for what you want to accomplish.
Value Engineering (VE)
Responsibility: Entire Design Team | Software Application: CostX
The project design, including features, systems, equipment, and material selections, are analyzed to ensure the design achieves the project goals at the lowest life cycle cost. This may include looking at alternative design solutions with improved cost/worth ratios. The VE analysis should be done throughout the entire design phase, but has the greatest impact when it is done in the earlier stages of the design so that design re-work is minimized.
Quantity Take-Off
Responsibility: Pre-Construction Dept. | Software Application: CostX
This is the actual process of taking detailed measurements of quantities of materials and labor needed to complete the project. It is often done at different stages in design to ensure that the project is not increasing in scope/cost as the design progresses between Schematic Design, Design Development, and Construction Documents.
Assumptions/Clarifications
Responsibility: PM, Pre-Construction Dept. | Software Application: Word, CostX
The PreCon Dept. will compile a list of assumptions/clarifications that were used to "fill in the blanks" while doing their quantity take-off. This list should accompany the Estimate to help clarify to the Design Team what is included (or not included) in the Estimate.
Budget Comparison
Responsibility: PM, Pre-Construction Dept.
Once an estimate is complete, it is important to do a comparison to the Project Budget to make sure the project is able to be completed within the allowable budget. Regardless of whether the project is within budget, the process of Value Engineering is still important, to ensure the dollars are being utilized in the best way.
Estimator/PM Coordination
Responsibility: PM, Pre-Construction Dept.
A successful Pre-Construction phase requires coordination and effective communication between the PM/SPM and Pre-Con Dept. It may be beneficial to have a Pre-Construction Kickoff Meeting to discuss deliverables, important dates, and expectations for the Pre-Construction phase of the project.
Constructability-Bidability (CAB) Review
Constructability Review
Responsibility: PM, Pre-Construction Dept. | Software Application: Procore
A thorough review of all design documents available to date, including drawings, specifications, design summaries, etc., with an overall goal of minimizing future change orders during construction. This review is best when done by at least two people on the Project Team (i.e. PM & Superintendent). Reviewers should look for the following: inconsistencies in the documents, use of materials that are long-lead and/or labor pools that are not readily available, ways to enhance contractor productivity through sequencing of work or selection of material/equipment, consideration of existing field conditions are reflected in the documents.
TIP: The PM should review our Contract with the Owner for document review requirements at specific milestones. Oftentimes a Contract will outline this responsibility and the submission may align with estimate/budget validation requirements. These items are managed through the Coordination Issues Project Tool within Procore.
Bidability Review
Responsibility: PM, Pre-Construction Dept. | Software Application: Procore or Excel
A review of the design documents that is done to determine whether the documents are sufficiently clear and complete for bidding, that ensures RFIs and Change Orders will be minimized. This review is typically done using design documents that are developed toward the end of design (75% or 95% CD documents) and is best when it is done by at least two people on the Project Team (i.e. PM & Superintendent). Reviewers should look for the following: errors, omissions, or ambiguity in the design; conflicts between different disciplines; conflicts between specifications and drawings; completeness of design details that allow bidders to have an understanding of the project to allow them to price their bids as accurately as possible. These items are managed through the Coordination Issues Project Tool within Procore.
Design and Construction Milestone Schedule
Design Milestone Schedule
Responsibility: PM | Software Application: Microsoft Project
A milestone schedule should be developed at the start of the design process to ensure that important dates/milestones are met, in order to keep the design phase progressing at the pace needed to achieve the desired Bid Date. The design milestone schedule is an effective tool to communicate expectations and identify specific design deliverable dates to the entire Design Team.
Construction Milestone Schedule
Responsibility: PM | Software Application: Microsoft Project
A milestone schedule of the construction phase should be put together to be included in the Front End (minimally). This schedule should include key milestone dates such as the project start date, Substantial Completion date, phasing information, critical equipment/material delivery dates, etc., so that bidders have enough information to determine the required manpower for the project when putting their bid proposals together.
Permits and Plan Review
Permits and Plan Review
Responsibility: PM
Review with the Owner the requirements for the jurisdiction that the project is located for permitting, plan review submissions, etc. and who will pay for the permits (i.e. Does Granger pay for the permits or the Owner?). Develop a log of agency permits and inspections that are required to track submissions/completions throughout the project.
Geotechnical Investigation & Topographical/Environmental Survey
Geotechnical Investigation
Responsibility: PM
Confirm that the appropriate geotechnical investigation has been initiated to meet the project design schedule. This is typically done by the Owner or A/E, but is occasionally in Granger's Contract to solicit proposals and contract with a geotechnical engineer. Review the completed geotechnical report and be sure that site specific soil conditions, water table information, etc., are incorporated in to the design documents and are considered in the project schedule and work scope.
Topographical & Environmental Survey
Responsibility: PM
Confirm that procurement of survey information has been initiated by the Owner and verify if there are any special environmental requirements for the project (i.e. asbestos abatement, lead paint, underground tank removal, etc.).
Request asbestos and hazardous material management plans from the Owner, if available. If these records are not available, the Owner will need to have a hazardous material survey completed to assess all potentially hazardous materials on your project.