Construction Management
Pre-Construction Phase
Upon the award of any Construction Management contract, Belrock would endeavor to implement the Pre-Construction Phase of the project. This includes the immediate call for a Project Kick-Off meeting to be held at the site attended by the named consultants and the Belrock Construction Management (CM) team consisting of its named project manager, site superintendents, project coordinator and procurement personnel.
The project kick-off meeting not only serves as a team introductory forum, but sets the stage for a review of all reporting systems and procedures to be implemented. Additionally, the CM will assess up-to-date working drawings, site and building conditions as well as engineering studies. Subsequent to an extensive document review, a preliminary series of budget estimates are submitted to the owner with recommendations for cost control along with submission of a detailed project schedule. It is expected there will be a short window of time allocated to value engineering during which time the CM may suggest available methods to obtain greater efficiency.
Due to the aggressive timing allocated for certain project deliveries, preparation for sub-trade tendering and the TCR phase of the project shall be of the utmost priority. Toward this end, the CM, and in some cases in conjunction with the PM, will create the sub-trade prequalification list and move toward the creation and distribution of the outbound tender package.
Procedures
The success of any construction project depends on the ability of the contractor to manage cost, schedule and quality of workmanship. It begins with the expertise of the project team and is aided in large part by the systems and procedures utilized by the contractor. Belrock’s project management staff is primarily made up of seasoned professional engineers that are equipped with proprietary software developed by JONAS©. The cost accounting and job reporting features of JONAS are integrated with Microsoft Project©, our preferred scheduling software, to form a complete project management tool that meticulously measures performance for each and every project. In the case of construction management methodology, the software is amenable to open book procedures and client access.
As previously mentioned, managing paper work and controlling costs requires systemization from the site superintendent, the project manager and the accounting department. Contemplated Change Orders, Change Orders, Purchase Orders and various other implementations that occur during the construction phase require authorization procedures, means of tracking and above all – accountability. Belrock retains secure methods of accountability for the benefit of its owner/clients by means of its in-house forms and staff training.
Quality control is not dependent upon a software solution. The standards are maintained by site staff and enforced by management. Belrock conducts periodic reviews that include inspection reports, sub-trade notification and deficiency follow-up. Belrock also recognizes that quality control is a team effort that includes the client and the project consultants, all of whom ensure the standards are fully understood by all involved.
LEED Certification policies, procedures and monitoring for systemized indoctrination by Belrock LEED AP personnel in conjunction with a third party LEED Consultant generates expectancy and result reports each month that correlate to the overall target set forth by the LEED Scorecard.
Project Schedule
According to the information provided in the RFP,, key milestone dates are established:
- 1. Prequalification of Sub-Trades, Tender and Award Recommendation period to commence on specified dates.
- 2. Commence work in any prioritized areas (i.e. underground parking restoration, demolition and asbestos abatement, mechanical/electrical retrofit and completion of the tenant improvements).
- 3. Occupancy Permit
- 4. Substantial Performance
- 5. Construction Completion date
These and other yet to be established milestone dates shall form the basis of the entire project schedule that governs key on site decision making and sub-trade monitoring.
Construction Phase
Our firm envisions the construction phase of any base building with interior fit-up responsibilities as a two-pronged operation spearheaded by two senior level site superintendent each responsible for different aspects of the overall project. This team concept has been utilize in past projects, specifically at the Bell Mobility site, wherein one superintendent led the effort in base building while the other focused on the tenant improvements.