Pre-Construction, RESOLUTE

	Construction Management

The RESOLUTE Building Company has extensive experience providing complete pre-construction services. Starting with our first conversations to describe the project, the Project Team works closely with the Owner, the Architect and the Engineers to ensure awareness of how each decision affects cost and construction outcomes.
RESOLUTE's goal is to ensure a project delivered on-time, within budget, of the highest value and durability, which meets or exceeds Owner expectations.

1. Budget Confirmation
Owner needs and expectations are brought together along with budget requirements to create a conceptual framework for the project. During this phase the Project Team analyzes the Owner's specific needs and priorities, correlating them with established budgetary constraints. Together we work toward determining the building components, systems and design elements to establish a design direction. Alternatives for all aspects of the project (cost, design, schedule) are discussed and analyzed to determine maximum construction value and confirm that Owner needs are met.

2. Establishing a Preliminary Cost
From preliminary schematic and program design drawings, a thorough conceptual estimate will be prepared. RESOLUTE uses "Timberline" estimating software and a database of price information that is constantly updated. At this stage a combination of estimating conventions may be employed to yield the most accurate cost estimate. Some elements of the building may be priced by the square foot while others may be exhaustively "taken off." Some vendor and/or subcontractor input will likely be solicited as the Project Team pursues the project's highest value engineering.

Extensive dialogue between the Owner, the designer(s), and the contractor will occur at this time, in an effort to gain consensus on how to best meet the Owner's needs. The more the Project Team understands the final product at this point, the less chance of "surprises" occurring as design development progresses. During this phase, the Project Team will discuss budgetary considerations and value alternatives with the Owner. Any unusual job conditions and job logistics will also be discussed, to determine possible budget or schedule impacts.

3. Updating Costing
As the design development continues, the costing will be updated constantly. Discussions on materials, manufacturers, and methods will be continually discussed to optimize value to the Owner, without compromising quality or functions.

4. "Negotia-Bid"
After design documents have been completed, RESOLUTE will set a "bid day." We announce the project on the competitive bid market and to select the most appropriate subcontractors and vendors. We will use our "Bid-Fax" software to notify the field of subcontractors and vendors who we know from previous collaborations are capable of ensuring our standards of workmanship at a competitive cost. Multiple proposals will be received for each trade. Proposals are carefully reviewed for qualification, scope and price before acceptance. Approximately 75% to 80% of the project costs are direct subcontractor and vendor expense. By using this bid process, the Owner is assured of getting work performed by superior subcontractors at the best market rate.

5. General Conditions
These are the on-site items necessary for any construction project. These General Conditions include costs for job supervision, temporary facilities (Porta-johns, etc.), temporary utilities and phone, job site cleanup, waste removal, etc. (We can provide a complete list upon request.) General Condition costs can generally run from 3% to 10% of the total budget, depending upon size, duration and unique project conditions. For example, for a large but quickly delivered project, General Condition costs will be a smaller percentage of the project's total costs.

6. Final Contract
After the project's final cost is established, RESOLUTE Building Company enters into a construction contract with the Owner. The most often used contract formats are either a lump sum contract or GMP (guaranteed maximum price) format. Other contract options are available to best meet an Owner's needs.

Customers and designers often ask, "How do we maintain budget and still attain the design integrity, quality of material and function of the project?" Utilizing the Team Build approach, RESOLUTE has developed the expertise and efficiency to execute projects that answer this question. Though the process is not unique to the industry, it requires people who have the special knowledge and experience that comes from continually overcoming building challenges and surpassing Owner expectations. Making the right choices between alternative construction methods and materials, and their corresponding cost, can only come from years of seeing successful projects to completion. It requires people who can communicate well, who can work hard in a team environment, who can build relationships based on trust and confidence, and who know how to complete a successful implementation. RESOLUTE has these people, and we have been utilizing the Team Build approach from the beginning. Now, and for the past several years, approximately 80% of our business is completed with the Team Build process. RESOLUTE has the experience to make the difference.