Behind the Build: Preconstruction with The United Churches of Olympia

The preconstruction period is a critical phase that sets the foundation for the project's success. This is where the big picture idea is processed and refined into the reality of design, schedule, risk mitigation, and budget.

Design

There are many phases and many contributors during the design process. In progressive design-build delivery, the owner, architects, project-appropriate engineers, general contractor, and some subcontractors come together to define specifications and drawings that detail the design, materials, methods, and standards required for construction. As the team considers the function and the aesthetics of the project, they will also ensure that the design is in compliance with all jurisdictional codes.

In most cases there is also the interior design component, which focuses on the end users of the space: What will it look like and how should it feel?

Throughout the design development there is interaction, debate, and collaboration among key members of the project team. In the progressive design-build delivery method, each team member is providing their specific expertise to enhance the project, while also collaborating to prevent pitfalls.

Schedule

As the design takes shape, each team member is working according to the agreed-upon preconstruction schedule. Parties are interdependent as they work toward the building permit application. In most cases, the individual designs of team members will be turned in and submitted together by the architect.

Using the design, the general contractor will begin to develop the construction schedule. The schedule is integral to the price of the project and to the owner’s end goals. The detailed project schedule will incorporate the timeline of all tasks necessary to complete the building, taking into account resources required, potential risks, and the order in which the tasks must be completed to be successful.

On The United Churches of Olympia project, a major scope item was the installation of a new LULA (Limited Use Limited Access) elevator to provide members with safer, easier access to multiple floors. During preconstruction, we learned the elevator manufacturer had long lead time for procurement and fabrication, along with a looming price increase. To mitigate both cost and schedule risk, we worked with the church to place the elevator order before final project pricing and permits were complete. This proactive decision helped keep costs down and ensured the elevator would be fabricated, delivered, and installed in time to meet the owner’s completion date.

Risk Mitigation

During preconstruction, the general contractor is assessing risks specific to the project. These risks could include material procurement issues, unforeseen delays due to weather conditions, or changes in scope. Risk mitigation involves developing contingency plans and doing everything possible to prevent or minimize negative outcomes.

Budget

The budget of the project must be protected during the design phase. Sometimes as the project is being transformed from dream to reality, exciting new ideas emerge. Unfortunately, most of them increase the cost of the building. It is the general contractor’s role to evaluate the cost and inform the team of its impact.

Cost estimates from the general contractor should be the basis for the budget development during the preconstruction phase. The general contractor will assess the scope of the project, the labor involved, cost of materials, equipment required, overhead and profit, and a recommended contingency to advise regarding budget. This can also involve the contractor sending a select list of trusted subcontractors the design development plans, soliciting prices for their specific portion of the project.

On the same church project mentioned above, our initial budget and schedule came in well above the target. Working closely with the owner, design team, and subcontractors, we explored value engineering (VE) options for the HVAC systems — considering alternate equipment manufacturers, electrical solutions, and removing HVAC in select areas. By having our HVAC and electrical subcontractors collaborate directly with the engineers, we were able to significantly reduce costs and solidify a budget that worked for everyone without sacrificing essential functionality.

Estimates should be prepared as the design progresses, after a major change, or at critical phases of the design to inform the team and ensure they are staying on budget.

In all, a carefully curated preconstruction process provides a reliable project roadmap. It clarifies uncertainties and provides information crucial to decision-making throughout construction. If you are contemplating a new construction project and want to learn more about Merit Constructions’ Team Build approach, give us a call or send us an email – we are here to be your partner every step of the way.