Partnering
Involves the combined efforts of the Owner, Architect, and Contractor to establish the mission statement for the project and the means by which the team intends to meet the goals of the mission statement. This will be the first service to be provided should we be selected as the General Contractor. This service will be provided to the Owner and Architect by the Estimating Department and Project Management jointly.

Project Development
Involves the review of schematic drawings and specifications until completion of final construction documents. The purpose of this phase is to discuss construction methods, material selections, scheduling and time restraints, site mobilization, permitting, etc. This service will be provided to the Architect by the Estimating and Project Management departments jointly.

Estimating
Involves the actual pricing of the project beginning with square foot budgets to line item cost estimates. The following sequence will be followed to develop the Guaranteed Maximum Price for this project:

• Square foot pricing from schematic documents and project development meetings.
• Assembly pricing (foundation systems, structural systems, exterior walls, etc.). From design development documents and project development meetings. Subcontractor and vendor input begins during this pricing phase.
• Development of subcontractor and vendor bidder’s list with input from Owner and Architect.
• Review of construction documents and development of bid/trade packages. Examples of bid packages include grading, utilities, paving, roofing, drywall, electrical, etc.
• Issue bid packages to selected subcontractors and vendors.
• Line item quantity survey and pricing.
• Conduct prebid meeting with selected subcontractors and vendors.
• Receive and analyze subcontractor/vendor quotations and make recommendations to Owner/Architect.
• Complete Guaranteed Maximum Pricing using selected subcontractors/vendors and submit to Owner/Architect. It is anticipated that the Guaranteed Maximum Price will be submitted approximately twenty (20) working days after bid packages are issued.

The Estimating function will be provided to the Architect primarily by the Estimating Department with input from Project Management. Estimating will begin immediately and continue until the Guaranteed Maximum Price is determined.

Value Engineering
Involves the review of plans and specifications for material and/or method substitutions that would prove to be beneficial to the project cost and/or schedule. The material/method substitutions are developed not only from within our organization but through our subcontractors and suppliers as well.

Value Engineering has resulted in savings of 1% to 9% of total cost on past projects. Examples of Value Engineering are interior finish substitutions, window substitutions, PME system substitutions, etc.

Value Engineering will begin simultaneously with the assembly pricing phase and will continue throughout construction. The service will be provided to both Architect and Owner by the Estimating Department and Project Management jointly.

Scheduling
Involves the organization of all activities associated with the project, design as well as construction, into a time scale framework. The critical path method of scheduling will be utilized for this project. The following procedure will be followed to develop and monitor the schedule for this project:

• A preliminary schedule is prepared for estimating purposes.
• A final schedule, including material deliveries, is prepared jointly by the Project Manager and Project Superintendent.
• The schedule is entered into the computer. Early/Late - State/Complete dates are established. The network chart is drawn and a bar graph is drawn for clarity.
• The schedule is distributed to the Owner, Architect/Engineer, subcontractors and material suppliers.
• The schedule is monitored by the Project Manager and Project Superintendent on a continuing basis. It is updated and redistributed at project meetings and as required by Owner and Architect/Engineer.
• Any subcontractor/supplier whose work is shown to be behind schedule is required to submit their plan of action to correct the situation.

Scheduling will begin with the assembly pricing phase and continue throughout the project. Scheduling services, both developing and monitoring, will be provided to the Architect by Project Management with input from the Estimating Department.