• Preconstruction scheduling / phasing plan:
  Once we are “on board” with the rest of your team, we will prepare a preconstruction schedule in the form of a Gantt chart utilizing Microsoft Project scheduling software.  We will include details such as:
  • Schematic Design
  • Schematic Design review
  • Schematic Budget
  • Design Development
  • Design Development review
  • Design Development Budget
  • Construction document preparation
  • Bid package preparation
  • Issue GMP

We will update this preconstruction schedule and review it at every preconstruction  meeting.

• Budgeting:
  We perform the majority of budget estimating in-house, utilizing our internal resources and past cost histories, which are quite extensive.  We will also utilize key material suppliers and consultants for certain specialty items.  We prepare our estimates using Timberline Estimating software for pre-construction (and construction) estimating and cost analysis summaries that we will present to the owner and design team.

A summarization of the budget, as well as detailed estimates (in CSI format) will be offered to the owner and the design team for review at each level of design.  Budgets will be compared and reconciled with the next budget as the preconstruction progresses from one level of design to the next to ultimately the GMP.  Along the way we will also provide “break out” or stand alone numbers for certain items of work that may either be in question or may ultimately appear as bid alternates.

• Constructability Review / Technical Consultation:
  During preconstruction, the Project Manager, Superintendent, and Estimators all work on the estimate and thoroughly review the design documents as part of this process.  During this process, we will “critique” the design to the degree that we may offer alternative materials or means and methods for a variety of reasons such as:
  • Ease of construction for better finished product and /or lesser cost
  • Change in materials for cost or availability reasons
  • Better site utilization / suggestion of different staging areas
  • Suggestion of certain material pre-purchase

Our Superintendent brings a great deal of practical field experience to this process.  He’s either installed every piece of material himself, or managed the process from on site.  His technical consultation is critical not only for what he can offer during preconstruction, but also because the project knowledge he gains during this process will allow him to “hit the ground running” when the construction starts.

• Construction Phasing / Preliminary Construction Scheduling:
  We always “build” a preliminary schedule as part of our budgeting process.  Since project duration has a corresponding effect on the overall cost of a project, we don’t feel as though we can provide accurate budgeting until this process is done.  During the pre-construction phase of the project, our Project Manager and Superintendent, the people who will be on site running the project, will work with the design team and the owner to develop a workable phasing plan.  The phasing plan will be done in concert with the preliminary construction schedule so that we may study various phasing options and the corresponding effect on the overall schedule if the team wants to explore different phasing options, i.e. “flip-flopping” certain areas.   We will use Microsoft Project Scheduling software for the preliminary schedules and would expect to share certain CAD documents with the design team to prepare the various phasing plan options.

• Value Engineering:
   This is an integral part of the estimating process.  After the initial budget is established, we will begin offering “value engineering” or cost saving suggestions at each round of budgeting.  Our experience with various projects, give us a leg up on potential cost saving ideas.  We will present as many options as possible, often utilizing ideas we’ve used on past projects of similar scope.  We will continue this process right through to the subcontractor bidding.  During the bid period and immediately thereafter during the scope review process (prior to contract awards) we will task certain potential subcontractors with exploring additional value engineering options.

• Subcontractor Bid Process:
  • Bid Package preparation:
    By the time the construction documents are ready for us to put out to bid, we will have identified the various bid packages and written a thorough scope of work for each package, tying the potential subcontractors to a certain scope of work, drawings, technical specifications, and project specific front ends (inclusive of CM instructions that we will write).
  • Subcontractor Solicitation:
    We have a comprehensive data base of sub-contractors and major material suppliers that we utilize to solicit bids for our projects. The data base is sorted by division or discipline of work of the various specialty sub-contractors and suppliers. We will prepare a project specific “bid list” of subcontractors that we believe are qualified for the particular project.  We will review this list with the project team prior to issuing any invitations to bid.  After “approval” of potential subcontractors, we will pre-qualify any prospective bidding sub-contractor relative to Non-disclosure agreements, safety goals and other project requirements.  We will then send out an invitation to bid (commonly referred to as a “Bid Card”) to the approved subcontractors.  The invitation includes basic information relative to the project including the project name, a brief description, the scope of work, drawing availability, and any other pertinent bid instructions.  We make personal contact with each prospective bidder to generate interest in bidding the project.
  • Addenda:
    Once the bid documents are made available, a pre-bid meeting will be scheduled, to allow an opportunity for the bidders to acquaint themselves with the work site.  We will field all questions during the bid period and forward the technical questions to the architect and engineer.  Any questions relating to who is responsible for what portion of work are typically answered by us.  All RFI’s will be submitted in writing via e-mail or fax.  We will work with the design team and owner to issue all addenda to the bidders in advance of the bid dates.
  • Bid(s) Tabulation:
    Once the bids are received, Streeter Associates CM Team will summarize the bids by package or work discipline. We will analyze the bids in concert with the owner and design team accordingly, and offer our recommendations. We will then interview the apparent low bidders in concert with the owner and design team. Meeting agendas and checklists will be prepared to ensure that the bidding contractor has read and understands special conditions of the project, scope review, product and work sequence review, safety plan, etc. Any post bid clarifications will be made prior to offering our final recommendations to the owner.  Upon owner approval we will issue notices of award to the successful bidders and incorporate any scope review clarifications into the contracts.