Pre-Construction
The path to a successful project begins well before construction is ever started. We recommend early contractor participation as a strategic partner in the planning efforts for your proposed construction projects. It is for this reason that James Nolan Construction, Inc. offers to provide the following value added Preconstruction Services. DESIGN REVIEW AND SUPPORT Design review will include cost estimating, constructability analysis and value engineering, sequencing analysis, phasing options study, scheduling, and permit acquisition. We are of service to the project architect providing comment, feedback and support during design development with its consultants. DESIGN-BUILD SUBCONTRACTOR SELECTION Some engineered building systems that need to be coordinated with your architect can be provided in a design-build format. Selected qualified subcontractors can be hired on a design-build basis to provide design and engineering (and later build) for many building components. The following trades are often hired in this fashion: plumbing, electrical, refrigeration, HVAC, fire protection, fire alarm and security alarm systems. VALUE ENGINEERING A primary function of our pre-construction service is to provide value analysis of building materials, methods and systems, and suggest alternatives of lower cost. Our goal is to identify and implement during design development items that will improve the value and functionality of the project, without sacrificing quality and durability. During this process we will rely upon our experience and that of our qualified team of subcontractors to discover more cost effective alternatives to you for consideration. Of course the final decision to accept any value engineering alternatives always rest with the client and architect. ESTIMATING AND BUDGETING As design review and value engineering progress, we will provide ongoing budget analysis of the project. The phases will be conceptual, preliminary, and final. The final budget may be incorporated into a Guaranteed Maximum Price (GMP) or fixed price agreement. A revised project budget will be provided when the following design milestones have been reached: - Project Inception The conceptual budget will be prepared based on our past and current experience, and may include input from consultation with some subcontractors and design consultants. A narrative will define our assumptions regarding finishes, materials, systems, etc. This estimate is conservative by intention, and may allow for components not illustrated on the current plans.
- Completion of Design Development Well before completion of design development, we will begin the preliminary budget and schedule. This budget will include pricing from subcontractors and suppliers. At this point most structural issues, mechanical systems and floor plan requirements have been decided. Architectural finishes may not yet be developed, but this budget can be very close to your final budget. The preliminary budget will evolve through design development.
- Permit Submittal Planset All structural, civil, and mechanical issues should be resolved at this point. Finish materials should also be identified at this time. A final budget and final construction schedule will be prepared and issued based on the permit application set of documents. This budget will reflect a complete competitive bidding by subcontractors and suppliers. Building department comments issued during the permit review will be monitored, and price adjustments will be made if necessary. If extensive changes are mandated, we will provide additional estimating as needed. The schedule will be refined and updated.
PERMIT ACQUISITION We will coordinate the permit application submittal using the materials provided by architects, engineers and consultants. An estimate of the cost of permitting will be prepared in advance, and will include fees to the departments and agencies listed below. All applications, filings, and routing between the agencies will be tracked and monitored from submittal to approval. We maintain professional working relationships with those agencies responsible for permitting and inspections. Departmental clearances are usually required of the following offices: · Building Inspection · Planning · Environmental Management · Public Works · County Fire Department · School District (not a county agency)
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