10 Step Design-Construction Process
Step 1: Conceptual Design
Client provides Construction Manager with basic conceptual exterior drawings, interior floor plan sketches, and/or pictures of similar structures to emulate.
Step 2: Budget Estimating
Construction Manager uses customer’s conceptual design documents to execute a comparative analysis with other projects of comparable scope. The comparative analysis produces a Budget Estimate which is a project estimate used by the customer to determine an initial project budget. Figures may be presented in ranges since many factors remain unknown and will not be heavily researched or determined at this time. Preliminary CAD drawings may or may not be produced by CM during this phase.
Step 3: Budget Confirmation
Customer utilizes the budget estimate to match the project budget with the budget estimate and determine whether to move forward with the project as conceptually designed or to redesign.
Step 4: Schematic Design
Construction Manager or Architect will perform/develop a preliminary code analysis, program analysis, ADA compliance analysis, site development plan, schematic floor plan and exterior renderings of building (not all apply in every circumstance). The decision of hiring a licensed architect’s service during this phase will depend on several factors including project complexity, estimated occupancy, project location and corresponding code stringency.
Step 5: Schematic-Based Estimate (Optional)
Using schematic design deliverables, CM will run a second estimate, aimed toward narrowing down the final construction cost to a more reliable figure. The figure remains an estimate, but more reliable and accurate than the initial budget estimate as many initial unknowns will be answered during the schematic design process.
Step 6: Financing/Fundraising
Customer accepts the final draft of Schematic Design, establishes the finances to fund construction.
Step 7: Design Development
Construction Manager and/or Architect develops the final design for the project to be bid by Construction Manager/General Contractor. A Scope of Work is developed to articulate each provision of the project in writing.
Step 8: Precise Bid
Construction Manager/General Contractor utilizes final design documents to obtain subcontractor quotes for the project and present customer with a precise quote for construction in exact accordance with the Scope-of-Work. Customer can now make the final decision to execute construction and enter contract with CM/GC.
Step 9: Contract/Construction Documents/Permitting
CM or Architect develops the final construction documents articulating exact details of construction in all facets. CM supplies customer with a detailed contract outlining the building specifications and all other parameters of the agreement including time frames, payment schedules, provisions, and so forth. Permits are applied for and obtained which allows for the construction process to begin.
Step 10: Construction Execution
CM manages the construction process and builds the project according to drawings & specifications.