Construction Project / Program Management

OWNER REPRESENTATION OVERVIEW

• Project Management (for a single project) or Program Management (for a group of projects) can be thought of as Owner representation, management assistance, staff augmentation or an extension of the Owner’s staff, as opposed to an actual project delivery method such as Competitive Bid, Construction Manager at Risk or Design-Build.  The Program Manager does not actually perform the work or replace the Architect or the Contractor.

• The Program Manager manages the entire design and construction process so that the Owner can manage their business.

• The Program Manager is typically hired early in the process and provides pre-design and post-construction services.

PROJECT PLANNING

• Review strategic goals and operational objectives for the project, along with initial program, budget and schedule timeline.

• Identify any unique requirements, such as Sustainable Design and Construction elements, LEED certification, Building Information Modeling (BIM) and Integrated Project Delivery (IPD).

• Evaluate potential sites for selection based on Owner criteria.

• Pre-Development due diligence / entitlements.

• Determine project delivery method based on the needs of the project.

  • More complex and schedule driven projects lean towards delivery methods that overlap the design and construction phases in a non-linear fashion such as Construction Manager at Risk or Design – Build.

  • Less complex and schedule driven projects favor Competitive Proposals received from a select, pre-approved list of Contractors, in a linear fashion in which design and construction do not overlap.

ARCHITECT-ENGINEER, CONSULTANT(S) SELECTION

• Establish criteria for Architect, Engineers and other Consultants selection(s).

• Issue, receive and evaluate Request(s) for Qualifications and Proposals.

• Interview finalists and select successful firm(s).

• Develop and manage AE contract(s). 

CONSTRUCTION MANAGER / GENERAL CONTRACTOR / DESIGN BUILDER / MULTIPLE PRIME CONTRACTOR SELECTION

• Establish criteria for Construction Manager / General Contractor / Design – Builder / Subcontractor selection.

• Issue, receive and evaluate Request for Qualifications and Proposals on Construction Manager at Risk or Design – Build projects or select list of qualified bidders on Competitive Bid projects.

• Interview finalists and select successful firm.

• Develop and manage CM / GC, DB or Multiple Prime contracts.

COST ESTIMATING AND MANAGEMENT

• Develop and validate, in conjunction with the Owner, the overall budget for the project.

• Provide cost estimates as project develops.

  • Scope to Budget Estimate.

  • Schematic Design.

  • Design Development.

  • Construction Documents.

• Cost categories to include:

  • Land Acquisition.

  • Design Fees.

  • Construction Cost.

  • Program Management Fees.

  • Administrative Costs.

  • Furniture, Fixtures and Equipment (FF&E).

  • Project Contingency.

• AE is required to design to budget contractually.

• Implement and manage cost accounting system.

• Track costs against budget throughout the project.  Provide ongoing projection of final project costs.

DESIGN PHASE MANAGEMENT

• Validate program space requirements with AE and Owner.

• Obtain Boundary and Topographical Surveys and Geotechnical Investigation.

• Interview user groups.

• Conduct ongoing team coordination, budget and design review meetings.

• Manage Partnering process.  Establish project charter with measurable goals for design and construction of project and track progress to ensure that goals are achieved.

• Establish and track schedule milestones for Programming, Schematic Design, Design Development and Construction Documents.

• Review and approve AE and CM invoices. 

• Validate budget and schedule at each stage of design.

• Coordinate and manage Constructability Review, Value Management, Lead Time/Early Procurement, and Life Cycle Analysis processes required of GC/ CM.

• Secure Building Permits and coordinate other regulatory requirements.

• Establish Guaranteed Maximum Price (GMP) at completion of Design Development typically.  This can vary per project needs, but this allows construction to begin while Construction Documentation is ongoing; thus overlapping design and construction in a non-linear fashion in order to accelerate the Schedule.

• Approve documentation prepared by AE or CM / GC for GMP Amendment.

BID PHASE MANAGEMENT

• Coordinate with AE and CM / GC to issue bidding documents and Requests for Proposals for subcontractor participation.

• Conduct Pre-Proposal Conference.

• Attend proposal opening at CM / GC office.

• Review proposal tabulations and recommendations with CM / GC, AE and Owner.

CONSTRUCTION PHASE MANAGEMENT

• Conduct Pre-Construction Conference.

• Conduct on-site weekly project meetings with Agenda to include:

  • Safety.

  • Old Business.

  • New Business.

  • Schedule.

  • Requests for Information (RFI).

  • Architect’s Supplemental Instruction (ASI).

  • Submittal Status.

  • Payment Applications / Contingency Authorizations / Proposed Change Orders (PCO) / Change Orders.

  • CM / GC issues.

• Facilitate weekly safety inspections.

• Facilitate continuous quality inspections to confirm conformance to requirements of Contract Documents. 

• Review CM / GC and AE monthly payment requisitions.

• Represent Owner on all issues of quality, cost, safety and schedule.

• Conduct monthly team meetings with Owner, CM / GC and AE.

• Provide Owner with updated progress reports monthly.

• Facilitate Start Up and Commissioning of all fixed and operating systems.

• Insure that all regulatory requirements and approvals relating to completion of project are complied with.

• Attend substantial completion walk thru with CM / GC and AE and facilitate punch list of remaining items from AE issued to CM / GC.

PROJECT CLOSEOUT

• Ensure timely completion of Punchlist and TDLR requirements.

• Maintain log of contractually required closeout documents from AE and CM / GC.

• Obtain and organize all record documents, operational and maintenance manuals, warranties, extra stock and training as per contract documents.

WARRANTY MANAGEMENT

• Maintain log of all warranty notices.

• Ensure CM / GC / Multiple Prime Contractor compliance with contractual warranty obligations.