Short-Circuiting the Pre-Construction Process

Contributed by Jori Smith

So, you have a non-Design-Bid-Build (DBB) project on the boards?  Hurrah! 

Collaborative project delivery methods such as Construction Management At-Risk (CMAR) have a proven track record of improving project outcomes for everyone.  This is a different way of doing things though, and we all must adapt to the new normal.  Are you evolving, or hanging on to old habits?  Here are some ways that the A/E (Architect/Engineer) team can short circuit a successful process.

Having Meetings Without the Contractor
Anticipate that your builder will be included in all project planning activities and emails.  A truly collaborative team works together as much as possible and appreciates the extra brain cells solving problems.  The project benefits from builder attendance even at programming sessions with users, where the opportunity to learn about the priorities of both the client and the designer will affect feedback down the road.

Not Taking Advantage of Your Partner's Field Skills
Camera scoping of existing piping, roofing cores, investigative demolition inside walls or above ceilings,  and surveying.  I've had to BEG designers for lists of field verifications helpful to the project. This is a chance to change the reliance upon as-built documents provided by the Owner. Can we reduce, or even eliminate "unforeseen" conditions? Dare to dream!

Figuring it Out on Your Own
The construction team brings access to trade skill sets and constructability experience.  In addition, they have been exposed to a diversity of project experience with multiple designers - some of whom might have had a great idea or two.  We want to help you solve system/assembly problems while the project is still in design.

Letting the Engineers Put Off Progress Until You Finish "Moving Walls"
This is one of the most effective ways to cut the pre-construction process off at the knees.  The builder cannot provide the estimating and constructability services we've been contracted to do when provided empty floor plans on the engineering sheets.  Anyhow, BIM is forcing the team to make decisions earlier too, so this is a habit that needs to be broken.

Leaving Out the Details
The project will still be competitively bid by, all or most of the subs, and they need that information for an accurate scope.  Sure, the builder at the pre-construction table heard you say “that” months ago (and may even remember), but she/he can’t be charged with communicating your design decisions to the bidders –unless you want to let her/him have the authority for those decisions. To maintain control of design and protect the Owner from unnecessary change costs, a fully complete set of construction documents must be provided.

Forgetting About the Bidding Documents
Again - the subcontracts are still being competitively bid.  Additionally, all of Division 01 likely still applies and will require a thorough review by both teams, as changes are generally needed to align the requirements with the project delivery method.

Not Taking Advantage of Scheduling Options
Changes are inherent in the pre-construction process. We're working together to make them now, instead of later – because later costs the owner money in change orders. This is an opportunity to reconsider putting out incomplete or uncoordinated drawings just to hit a milestone date.  Ask how your builder can adapt the schedule to give you more time to finish.  Early work packages are a fantastic tool.  Give me the foundation and steel, I'll get started while you finish the door hardware schedule.  Fast track concepts are easily incorporated into these projects.

I’ve had several A/E professionals tell me that public procurement must be DBB.  Not so!  There are several states which are allowing CMAR and Design-Build.  Encourage your lawmakers to open the process and allow other project delivery methodologies.  While no delivery method is perfect, there are definite advantages to be had from partnering with the construction team - leading to a more successful project for all.