Our well developed and time tested method of team building has proven to be reliable in controlling costs while carrying appropriate contingencies and allowing our Owner partners to realize the full cost savings realized during design development, value engineering and final cost development phases. The following is an outline of each of the phases and each team member’s role.
PHASE #1 – Initial Design, Pricing & GMP Definition
| OWNER | ARCHITECT | CONTRACTOR |
| Owner works with Architect to produce schematic drawings. Contractor is typically consulted for initial conceptual pricing prior to design beginning. | Architect produces initial schematic designs with group review of design. Owner guides Architect in design revisions. Contractor gives input as to structural design schema and costing inputs on Owner requested changes. | Contractor gives input as design develops and then produces initial GMP with cost defined and contingencies defined as required by design detail. These contingencies will be reduced and then eliminated at the final phase. |
PHASE #2 – Design Development & Value Engineering
| OWNER | ARCHITECT | CONTRACTOR |
| Owner agrees to both schematic design and GMP from Phase #1. | Architect works with Contractor to produce drawings to further define project as required to analyze different costing options and approaches to structure, finish as well as mechanical, electrical and plumbing systems. | Contractor prices options for review by group. These options analyze and quantify different approaches that the project can take. From this the decisions are made as to the final design of the structure as well as mechanical, electrical and plumbing systems. |
PHASE #3 – Final Document Preparation, Permitting & Final
| OWNER | ARCHITECT | CONTRACTOR |
| Owner reviews costs and approaches as defined in Phase #2 with group. Owner directs the Architect and Contractor as to the final changes to the project based on the group’s recommendations and the Owner’s budgetary considerations. | Architect proceeds with final drawings based on Owner’s decisions. As architect comes upon undefined areas, Architect consults with Contractor to define the ‘gray’ areas. Architect submits plans for municipal review and receives final building approval. | Contractor consults with Architect to define ‘gray’ areas of final plans. After final approval of drawings has been obtained, Contractor produces final cost at a fixed price. There is no “cost plus” type work done at all in the project. |
The above summary outlines in a nutshell our team build process. We find that converting the final cost to fixed price contract protects the Owner from any “cost plus surprises” during the construction and allows us to maintain an unparalleled ability to fix costs for our Owner Partners. Building with Structures is truly an exceptional professional experience.