Programming

We will work with you to completely define, categorize and prioritize your needs. We will then translate those needs into probable square footage quantities and organize them by necessary adjacencies, accesses and work flow.

Investigative Test Fit

We will analyze the building into which your needs will be fit, or the site onto which your building will be constructed, and work up possible scenarios given the constraints and amenities of the site to assure that the prospective envelope will accommodate all of your spaces in the best possible configuration.

Schematic Design

We will block out your program into a graphic preliminary plan, showing the square footages of all of the spaces and their location in relation to each other.

Design Development

Once approved by you, the schematic design is evolved to the design development stage by refinement of architectural detail and incorporation of the initial engineering design of the mechanical, electrical, plumbing and fire protection systems.

Construction Documents

During the construction documents phase, the drawings and specifications are further refined to become the complete set of bidding documents. At this point the building can be constructed from the information provided.

Bidding

We will submit the construction documents to the bidding contractors of your choice. Or if you prefer, we will share with you our preferred contractor list with our recommendations on the best contractors for the job. We will manage the bidding process by producing the Invitation to Bid, and Scope of Work and hold the pre-bid meeting with all of the contractors selected to bid to review the bidding documents, schedule and logistic requirements. We will take them on a tour of the site to acquaint them with the peculiarities of the site and the conditions of work. We will receive the bids and in your presence, open them and tabulate the results. We will then hold post-bid interviews with the low bidders to assure that they are including all of the required work in their bids. We will then provide a formal recommendation to you on the lowest priced and best qualified contractor to complete the work.

Construction Administration

We will completely manage the administration of the construction of the project including holding progress meetings with an observance on adherence to the established schedule. We will provide and distribute meeting minutes, review contractor Change Order Requests, Requests for Information, and Applications for Payment. We will provide construction observation and will document progress and quality, deviations from the project plans and specifications, as well as worksite cleanliness. And we will coordinate with the onsite safety inspector.

Project Close-out

Once the project is nearing completion, we will coordinate with the contractor and architect to compile the punch list of outstanding items to complete before final payment is approved. We will coordinate with the contractor for the final inspection with the Building Department and any other authorities having jurisdiction. We will review the contractor’s close-out submittal which will include the operational manuals and warranties. We will review and document the Substantial Completion Certificate, Certificate of Occupancy, the final Application for Payment and the Consent of Surety.

Post-occupancy Activation

After move-in, we will meet with the space users and determine if any follow-up work is requested. If so, and if you determine that the work is required and funded, we will coordinate the completion of the work.