Communication, Communication, Communication

The key factor in real estate decisions is location, location, location. The key to successful projects is communication, communication, communication. Ignore that key component of a project and the result is utter CHAOS! Successful project managers spend 90% of their time communicating in one fashion or another.

This day and age allows many forms of communication whether it be phone, text, email, blog, online social networking or the old fashioned hard copy letter sent via snail mail (which still works by the way).

Keeping every stakeholder in the project informed of what is happening at regular intervals is so vitally important. If the communication is lacking then the project is being ignored and not managed properly.

Communication is the backbone to collaboration on the project. Successful projects are always managed by a team that is actively involved in communicating on a regular basis with one another.

The Project Is Only As Strong As Your Weakest Subcontractor

What is one of the worst mistakes you could make on a construction project? Give up? Hire an under-qualified subcontractor. When this happens the rest of the project suffers and sometimes even causes project failure. So how do we avoid this problem?

The best advice is to come up with a project specific qualifications list for hiring vendors for the project. These qualifications are above and beyond the project specifications. Project specifications are the written requirements of the scope of work and the general contractor can use that as a means to qualify subcontractors; but going above and beyond that with additional qualifications helps to weed out those who tell you they can do the job and those who can actually do it right. Additional qualification items and practices could look like the following:

• Listing of similar project experience
• Discussing philosophy of project management and staffing
• Request past project Owner references
• Check out the company’s website – This could help answer the previous items
• And don’t forget to discuss their company safety policy!

Projects that focus on hiring contractors based on best value based on qualifications and not just amount of bid sets the project up for success.

The Price Is Right

One of the most challenging and exciting parts of a project is the exercise of putting together the final price to do the job. Those in the industry use the term “bidding” the project. No matter what delivery method you use for your project, the project team will use the process of bidding to arrive at the final price.

So what is involved? The lead estimator assembles the plans and specifications for the project into what is called a “bid package” and sends it out to trades people for the various portions of the project. The trades people review the documents and send a price to the general contractor to do the work in their specialty on or before the day it is due. On “bid day” quotes for the various scopes of work come rushing in the door and are assembled together before the deadline for submission to the Owner.

Each bid is analyzed to determine if the entire scope of work is complete. If it is, it is then considered a qualified bid and that subcontractor could potentially win the project.

This process can be very intense at times because a minor mistake can end up being very costly. That is why a qualified team of professionals work on the bids together so that at the end of bid day they can rest in knowing that the price is right.

Horst Construction Educational Series

DESIGN/BUILD EDUCATIONAL SERIES
Being A Good Steward of Your Church Property

Join us for our educational series, “Being A Good Steward of Your Church Property.”  Free sessions on November 16, 2012 and January 25, 2013.  Click here for more information and to register.

Our next session:

“DESIGNING YOUR VISION”
Friday, November 16, 2012
8:00 AM – 1:00 PM | Cost:  FREE
Location:  Horst Group
320 Granite Run Drive
Lancaster, PA  17601
717.581.9981
www.horstconstruction.com
Registration/Continental Breakfast
Topics to be presented:  Construction Documents, ADA Issues, Multi-Purpose Rooms/Flexible Spaces, How To Take Care of the Lord’s House – Followed by Lunch

“BUILDING YOUR VISION”
Friday, January 25, 2013
8:00 AM – 1:00 PM | Cost:  FREE
Location:  Horst Group
320 Granite Run Drive
Lancaster, PA  17601
717.581.9981
www.horstconstruction.com
Registration/Continental Breakfast
Topics to be presented: Construction Process, Being a Good Steward Of Your Church Property and the Environment, Audio/Visual, Profit/Mission Centers – Cafe & Food Service – Followed by Lunch

Click here for more information and to register.

Horst Construction Educational Series

Register for our new educational series, “Being a Good Steward of Your Church Property.”

Free sessions on September 21st, November 16th and January 25th. Click here for more information and to register.

 

 

 

 

 

 

Lancaster Bible College invites everyone to a Community Open House on October 6, 2012. From 10:00 AM – 1:00 PM tours of the Student Learning Commons will be given. In February 2011, LBC broke ground, with Horst Construction as its Design/Builder, on this $10 million, 40,000 square-foot building. (Free admission, but registration required).

Horst Construction Educational Series – “Being a Good Steward of Your Church Property”

Mark your calendar for the Horst Construction Educational Series, “Being a Good Steward of Your Church Property.”  Our first session, “Creating Your Vision,” will be held on Friday, September 21, 2012 from 8:00 AM to 1:00 PM.  A light breakfast and lunch will be served.  Two subsequent sessions will round out the series:

“Designing Your Vision”
Friday, November 16, 2012

“Building Your Vision”
Friday, January 25, 2013

Each day is filled with four sessions of thought-provoking, insightful instruction and education.

I’m thrilled to be part of a collaborative venture with Horst Construction to educate and equip congregation leaders in their stewardship of church property.  This comprehensive design/build approach brings together skilled practitioners who understand and value ministry and mission.”

Click here to learn more about the “Being a Good Steward of Your Church Property” educational series.

Understanding Permitting

Why does the building permit application process take so long and cost so much?

Boy, if I had a nickel every time I was asked that question. The building permit application and plan review process is one of constant debate. I wish I could tell you that it will get easier, but it seems to get more difficult and complex as time goes by.

What is involved? First of all, the permit application can be submitted by the Owner, Architect or Builder, but it is always in the Owner’s name. Once the plans are ready for permitting, typically when the project plans and specifications are complete, we can submit them to the local municipality having jurisdiction over the project by filing a building permit application along with the construction documents. The plans usually get reviewed by a third party on behalf of the municipality and will take a minimum of 30 working days. This is the norm for review time. If everything is in proper order you should be able to pick up a permit after the 30 working days. If not, they will submit to the person or organization that filed the application a permit review letter. They will provide a list of items that need to be corrected on the plans. Once the plans satisfy the municipality and have been approved, the permit is ready to be picked up. Sometimes you can figure out the cost of the permit at submission by doing a calculation utilizing the fee schedule that is published by the municipality. Permit costs include the cost for the review of the plans and normal on-site inspections for each phase of the work. To understand the actual cost, I suggest you contact your local municipality and have a discussion with them because it varies from township to township.

The True Meaning of Value Engineering

When someone says “value engineering,” immediately our minds go to a process that involves making the cost of the project lower by cutting out portions of the project or reducing the quality of materials being used.

That is not the case!

Value Engineering (VE), by definition, is a systematic method to improve the “value” of goods or products and services by using an examination of function.

 As you see in the definition, through the process of VE, the value is improved which many times will reduce the cost, but the function is not diminished.

VE involves providing the Owner with options that may decrease or increase the cost of the project, but at the end of the day “improves the overall value” of the end product which is the ultimate goal of the value engineering exercise.

CD Milestones – 30%, 60%, and 90%.

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The Construction Documents Phase can be broken down into thirds…with each of these milestones being critical meetings with the Owner.

Architects communicate via drawings. It is really beneficial to review this communication with the Owner in steps, so it is not overwhelming and timely discussion can take place:

♦ 30% – Review the architectural floor plan and elevations.

♦ 60% – Review additional architectural drawings, as well as the initial structural drawings…confirm all previous comments have been revised on the drawings.

♦ 90% – Review additional architectural and structural drawings, as well as all the mechanical, plumbing, and electrical drawings

…confirm all previous comments have been revised on the drawings.

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 √  Meeting minutes and other documentation should always take place for these meetings to track any deviation from the budget…called “Scope Creep.”

√  Never forget the “Vision” during this phase….the core reasons for going through this construction journey in the first place.

√  All of the time spent carefully reviewing and discussing the drawings at this phase, will pay huge dividends during construction as the “surprises” and “mutual mystification” will be minimized.

Transitioning from Schematic to Construction Documents

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The transition from Schematic drawings to Construction Documents should be smooth and seamless…but it is not simple.
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In addition to the actual Schematic drawings, all of the information from the Scope of Work and Budget need to be incorporated into the details of the new drawings…care needs to be taken to ensure the items included, as well as excluded, remain that way during this journey.

The Construction Documents also serve as the communication element to the General Contractor and all Sub-Contractors that will eventually bid and then build this project….which include  all code information, as well as the details and level of quality required for each and every trade that will perform work on the construction of the project.
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• The Construction Documents must include the past dialogue and historical information that was the entire basis for the dream of this project in the first place…in order for a project to be successful…albeit in a much more detailed and pragmatic manner.

• The Construction Documents also have to incorporate detailed site and building conditions and elements, so the final structure still captures the vision and programs for the organization’s needs going into the future.

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It is an amazing  journey to capture an organization’s vision…create the spaces and volumes to enhance and develop this vision on 2-D paper….and ultimately see the 3-D building be constructed out of the ground.