Phases Of Construction

Pre-Construction Phase

Project Development:

1. Attend meetings and review drawings throughout the development of conceptual design, preliminary design and working drawings.
2. Prepare Preliminary Budget and provide assessments of the cost of alternative designs and materials.
3. Provide direction and recommendations on construction feasibility, market conditions, material and equipment availability, alternative building techniques and schedule requirements for long delivery items.
4. Coordinate with utility companies, government authorities and the permit processing.

Planning/Scheduling:

1. Create a preliminary Master Time Schedule. Chart timelines for design, documentation, tender calls, tender evaluation, long delivery equipment and materials, trade contract awards and construction.

Fiduciary Duty:

1. Commence project outlook with a Preliminary Budget.
2. Ensure costs remain within the established parameters.
3. Upon completion of the working drawings, prepare a Project Budget which includes a quantity survey of the drawings and an itemized material specification costs.
4. Upon acceptance of the Approved Project Budget, maintain and update the budget regularly. Include alternative material and method cost evaluations in the budget to empower the construction team to proactively invoke (budget) improvement.
5. Create and update Cost Controls. All expenditures to be forecasted, documented and qualified.
6. Provide Cash Flow Summary for the owner's use.

Drawings And Specifications:

1. Continually review drawings and specifications as they are prepared, modified and updated.
2. Recommend alternatives when feasibility or schedule constraints exist.
3. Clarify divisions of work. Clarify equipment, hoisting and facility provisions to avoid duplication of financial burden.
4. Eliminate conflicting and overlapping work requirements of trades.

Project & Site Preparation:

1. Review and direct the requisition of Insurance and Bonding facilities.
2. Assist in obtaining municipal approvals, permits, licenses and surveys.
3. Mobilize and equip the site including, but not limited to the requisition of site facilities, hoardings, access, security, hoisting, safety requirements, temporary services and utilities.

Contract Administration:

1. Collate and review all tender documents. Review all submissions and recommend contract awards.
2. Prepare and execute all purchase orders and trade contracts.
3. Collate bonds, WSIB certificates and insurance certificates.
4. Integrate contracts and purchase orders into cost controls.
5. Certify and process payment applications from suppliers and trades.
6. Amend contracts to reflect changes in scope of work, credits and extras.
7. Collate all closing documents including statutory declarations, warranties, instruction manuals, record drawings, releases and waivers.
8. Authorize release of holdbacks.

Construction Phase

Construction Site:

1. Provide site staff including, but not limited to, full-time supervision, site labour and coordination of all site activity.
2. Clarify lines of authority and communication for the construction team.
3. Conduct and minute project meetings with the owner, consultants and trades.
4. Enforce all safety requirements and regulations.
5. Review and update schedule regularly. Provide proactive reports on schedule variances.
6. Document all schedule changes.
7. Provide and maintain a daily site log of all activity.
8. Collate and maintain at the site all project documents and records.
9. Create a suite turnover schedule to ensure that the suite completion and suite occupancy are properly coordinated.
10. Arrange performance tests and start-up records, including the requisition of technical staff to ensure the commissioning of all equipment is performed.

Project Accounting:

1. Provide the option of project accounting as requested by owner.
2. Establish cost controls to cover all phases of the project (as required by the owner) including consultants, disbursements, purchases, soft costs, construction costs and inspection costs.
3. Document and recoup deposits and letters of credit.
4. Report on variances between approved budget and projected project costs.

Consultants:

1. Foster a team approach for all proponents of the construction team.
2. Ensure working drawings are developed in priority sequence to ensure an aggressive construction schedule.
3. Expedite shop drawings and project samples.
4. Communicate all relevant information to the construction team.
5. Retain, if required, additional staffing including surveyors, geotechnical, inspection & testing and safety consultants.
6. Assist in certifying and distributing substantial performance and total performance certificates.

Quality Control:

1. Ensure satisfactory compliance with the intent of the drawings and specifications by all suppliers and trades.
2. Visit the contractors' shops, manufacturing facilities and material showrooms (if required) to ensure early in the process that all requirements are upheld.
3. Requisition, review and coordinate submittals for all manufactured specialties, finished materials and site applications.
4. Ensure all site samples and mock-ups are reviewed, accepted and maintained throughout the project.

Reporting:

1. On a regular basis, report to the owner to keep him totally informed on all project aspects including design, schedule, budget and modifications to the aforementioned disciplines.
2. Clarify actual schedule status versus the projected completion date.
3. Detail expenditures to date versus estimated total project budget illustrating actual projected construction costs.

Post-Construction Phase

1.   Provide and coordinate instruction for the owner’s staff for all of the building’s     functions:

2.   Create a schedule for servicing all project equipment
3.   Coordinate and execute a service program throughout the warranty period.