Project Planning & Pre-Construction

Pre-construction

• Estimating & Cost Identification
• Subcontractor Selection & Qualification
• Interface with Adjacent Departments or Properties
• Final Phase & Logistics including Construction Activities Rules
• Value Engineering/Design Cost Management/Constructability Review
• Subcontractor Bidding/Bid Analysis to Client
• Develop and Finalize Guaranteed Maximum Price and Potential Options

Pre-construction Services
Pre-construction affords the best opportunity to set up a project for success. Our goal for this project is to reduce the risk involved to an absolute minimum thereby eliminating potential change orders. We will build this project on paper, identifying the areas of scope that need to be addressed in order to reduce ambiguity, duplication, or errors. The Stukel Group LLC will perform extensive drawing reviews, assess the existing conditions of the space, and build mock-ups as required in order for the team to gain a clear and complete picture of the proposed work.

During the development of Construction Documents, our team will review constructability issues from a builder’s perspective to help the design team develop a complete set of bid documents. We will work closely with the client, architect and engineers to issue a fully coordinated set of Construction Documents. The purpose is to eliminate “Scope gaps” and develop a detailed “Instructions to Bidders” to ensure that the subcontractor bid packages communicate the complete scope of work and design intent.

Cost Estimating

Jim Stukel, Principal of The Stukel Group will lead the estimating effort with input from the on-site superintendent. We believe this approach combines first-hand field experience with unit price data derived from “real market conditions”.  This baseline budget will serve as a tool to make the decisions necessary to control the budget.

As information is updated and/or changed, we will identify these proposed changes and note their impact on the project budget and schedule (if any). The estimate will continue to be updated until the drawings have been bid out to the subcontractor community.

Value Design

For a truly effective pre-construction process The Stukel Group prefers Value Designing, rather than simple Value Engineering. Value Designing is an “options pricing exercise” that involves using our expertise and knowledge of the market, materials and methods to come up with ways to meet the design intent at a lower cost without sacrificing quality and durability. This may mean different materials or different manufacturers. It also may mean alternative approaches to systems.

We prefer the proactive process of Value Design, where we collaborate with the design team to best maximize the design within the budget constraints. This approach involves the entire Project Team and compares options to provide the designer and client with real choices and will guide the team to systems and materials that best fit within the budget.  Here are a few examples of typical items that we would explore for Value Design:

• Location and route of new piping, ductwork & electrical. We would  explore if there is room in the existing mechanical chase for the new services instead of taking up precious floor area from the tenant.
• Light fixtures. Typically new light fixtures are $400 each and are 8-12 weeks away.  We can help source alternate light fixtures that are $300 and 4-6 weeks away.

Scheduling & Logistics

The next vital component of the preconstruction and construction process is the schedule and logistics.  The Stukel Group uses MS Project as the basis of our Critical Path Method (CPM) of scheduling.  Our philosophy is the use very detailed schedules outlining the daily activities of each subcontractor.  There are a few tools we use to communicate to the client, the architect and the subcontractors to keep this project on schedule:

• Master Schedule. This provides a detailed approach that includes all phases of the project including drawing completion, permits, procurement, submittals, close out and turnover.  This schedule is updated on a weekly basis.
• Three Week Look Ahead. This schedule is updated on a weekly basis and includes daily, but sometimes hourly tasks that each subcontractor will perform on any given day.  This is an effective tool to communicate and coordinate the subcontractors as well as informing the Facilities Manager, Architect and Owner of areas of work they should prepare for in advance.  This will be in an excel format.

Weekly Reporting

During the preconstruction and construction phases, The Stukel Group will provide the client with a weekly report that includes updates on the following items:

• Budget/Cost Report
• Master Schedule & 3 Week Look Ahead
• Submittals & Approvals
• Procurement & Expected Delivery dates.
• Inspections & Permits
• Cash Flow & Payment Status

Find out about Construction and Close Out here.