Preconstruction

Quandel provides services during the planning, design and documentation phases of a project that contribute directly to project success.  We detail how each service interrelates to the roles and responsibilities of the Owner and the Project Team. We work closely with our clients to align our goals to the goals of Owner’s building program.

  • Initial Scope and Budget Parameter Evaluation –We carefully analyze the proposed project scope for completeness. We evaluate the proposed budget globally for interdependence and accuracy. Wemake recommendations to ensure the alignment of scope and budget parameters.
  • Initial Project Phasing – We collaborate with the design team and the owner to evaluate various phasing and sequencing options.
  • Building Information Modeling (BIM) – During the early stages of the project, we begin working with the Design Team to create a Virtual 3D model for the project to illustrate all components and systems of the building as they are designed. This enhances the level of drawing analysis relative to our pre-construction services to avoid conflicts and interferences. This is also known in the industry as ‘Clash Detection!”.
  • Pre-Construction Schedule – We develop a detailed pre-construction schedule outlining and assigning responsibilities of all parties involved.  This includes the Owner, the Design Team, The Construction Manager (CM), Governing Agencies and suppliers.
  • Construction Schedule– We develop of a baseline construction schedule that links into our Virtual Model to demonstrate how the building will be constructed.
  • Design Document Reviews – We closely coordinate with the Design Team to review design documents and provide any recommendations to create Added Value to the Design Process. We are your partner, along with the Design Team to ensure that you are receiving the appropriate value for your investment.
  • Construction Market Intelligence – Since we are a significant presence in the project marketplace, we provide regular intelligence on market conditions relating to pricing that will affect the overall program. We advise you on various material costs, labor costs, and general construction economic conditions.  This provides you with accurate pricing and a comprehensive bidding strategy.
  • Program Budgeting & Estimate Development – Our budgeting efforts begin immediately. The budget will be monitored and controlled throughout the project via detailed, updated cost  estimating .
  • LEED Reviews & Advice – Our LEED certified professionals work with the Design Team to align your project  goals for sustainability and environments compliance.  We confirm that documents developed for bidding incorporate the requirements to achieve your goals.
  • Cost Savings Analysis / Life Cycle Analysis –We perform cost savings analyses during all phases of the project. Our goal      with this is to provide the most cost-effective design at the most effective cost without sacrificing quality, program intent or function.
  • Bid Packaging – The Quandel bidding strategy is always based on the building components and the availability of qualified contractors. The number of bid packages is determined once we evaluate the design and the local market. Our experience is that appropriate bid packaging often results in savings that exceed the construction manager fee.
  • Coordination of Bidding Documents – The Design Team is responsible for preparing project drawings and technical specifications. We prepare the non-technical specifications necessary to properly accommodate an effective construction process.
  • Pre-Bid Conference – At the appropriate point during the bidding period, Quandel and the Design Team conduct an on-site, pre-bid conference to familiarize all bidders with site conditions. This properly introduces bidders to the requirements of the bidding documents. Answering the questions of prospective bidders minimizes potential interpretation issues during construction.
  • Bidder Solicitation – Quandel goes far beyond the standard newspaper advertisement to attract bidding activity. Our staff, with input from the Owner and the Design Team, creates a substantial list of qualified bidders prior to bidding. We will maximize bidding exposure on behalf of the Owner, we oversee the bidding process, and we personally contact contractors to generate interest in the project.
  • Bid Review and Award Recommendations – In coordination with the Design Team, we receive bids, evaluate their content and responsibilities, and make award recommendations to the Owner.
  • Pre-Award Conference – Prior to awarding contracts, we meet with the low bidders to review scope and intent. This effort helps to mitigate future claims and change orders.
  • Pre-construction Conference – Prior to starting construction, we assemble the contractors on-site to present the project goals and secure the contractors’ commitment to them.
  • Team Meetings – In all team meetings, we work to provide a forum and methodology to exchange information, to update progress and to resolve issues.
  • Monthly Reporting – Each month, we provide the Owner and Design Team with an Executive Report that summarizes all phases of the project related to cost, schedule, open issues, expenditures, and potential risks.  We provide solutions and a time sensitive schedule of decisions that will be needed.

CONSTRUCTABILITY REVIEWS

Our approach on constructability is to simply reduce, if not eliminate, change orders on the project and to obtain the lowest qualified bids. One of our key roles during the pre-construction phase is to work collaboratively with Owners and the Architect to provide “Real World” buildable design solutions for the project. Constructability reviews are a critical step in the process to determine and improve the practicality, effectiveness, cost efficiency and “buildability” of the plans and specifications.

During the process, our on-site Superintendent, works with our Project Manager and our BIM Manager to conduct constructability reviews. This team’s experience in the details of construction, means, methods, value and sequencing create added economic value.

Throughout the process, our team reviews:

  • Drawings and specifications for material compatibility, appropriate detail, and proper identification of potential long lead times for procurement.
  • Analysis of building operating systems to review system compatibility, coordination with architectural design, structural components and utilities.
  • Construction Analysis for seasonal impacts, site constraints and feasibility of construction.
  • Scope Analysis to eliminate overlaps and gaps; to verify that the scope adheres to the contract requirements.
  • Regularly scheduled Schedule Analysis, including the creation of a 120-day schedules.
  • Cost Analysis to include life cycle costs, seasonal impacts and recommended contingencies. Changes incorporated because of constructability reviews are reviewed with the and the Architect. Then, they are incorporated prior to bidding the scope.

ESTIMATING & COST CONTROL FOR INFORMED DECISIONS

All our estimating is performed by our in-house estimators and project managers. Our process starts with preparing a Total Cost Worksheet for the entire project. This gives the entire Team a road map of the overall budget and the allocations available for the all building components. This Total Cost Worksheet is built as a component of our initial estimate by working closely with the Team to develop a list of assumptions for items not clearly defined in the design.

Utilizing On-Screen Takeoff, our estimators create a graphic representation illustrating how the estimate was developed. This tool provides a detailed history during the process and “removes the mystery” of what was included in the initial conceptual estimate as compared with later design estimates. Additionally, quantity takeoffs can be calculated from our BIM model and back-checked to the estimate, further enhancing accuracy and creating an understandable trail of progress.

Our experience with billions of dollars in construction has enabled us to develop an extensive database of costs. The database includes a breakdown of costs per square foot (hard costs) and costs per systems of all similar company-wide projects in the Mid-Atlantic and Midwest regions. Additional data is also obtained from Reed Data for cost comparison. Market factors based on today’s inflation are also applied. Based on the size and complexity of this project, we typically perform three detailed estimates throughout the design phase to ensure that the plans and program being developed fit within the defined budget. This is done throughout design and specifically upon award for the Schematic Design phase; then another during Design Development and lastly during the Construction Document phase. In addition to performing our own in-house analysis, we obtain subcontractor input for further local market verification. Once we develop a preliminary budget at each stage, we then review the data with the Architect-Engineers (AE), make modifications if necessary, and jointly present it to the owner.

One of our key objectives in the preparation of estimates for projects is to involve local contractors in various trades to assist and verify our compiled costs. This approach has several advantages. The local contractors are made aware of the scope and magnitude of the project prior to its release for bidding. This assistance often enables them to gain considerable knowledge about the project prior to bidding. The knowledge gained in this pricing enhancing their chances of a more accurate bid on bid day. Their input to often serves to verify our estimate based on the local market conditions with high accuracy. Our estimates are provided in an easy to understand line item format for review by the owner and the Design Team.