Preconstruction Services Lay Foundation for Efficient Design

By Matt Mooney

Matt Mooney is a principal with Dallas-based Corgan Associates Inc.

The author writes that making the general contractor an integral member of the team early in the design process can yield substantial benefit over the course of a project, particularly complicated ones.

Building an effective design team often relies on making a general contractor one of the earliest team members. As the building industry moves further away from traditional project-delivery approaches, it is even more important for architects to recommend the early selection of a qualified and experienced contractor. Architects may even provide recommendations and/or help with the interview and selection process. A strong partnership between the architectural team and the contractor offers potential for a more efficient design process where practical feedback on alternatives is quickly made. Preconstruction services can facilitate excellent decision making from design through construction. An experienced general contractor is a valuable resource to the architect and owner.

Such experience is particularly valuable in mixed-use projects where multiple and sometimes conflicting demands are imposed by the fact that different functions share the same limited space and building systems. In addition to the owner, architect, and general contractor, other key players might include investor groups, associated architectural firms, engineering consultants, tenants and interior designers. Managing the confidences of these groups by addressing their concerns is critical. When the owner and architect have the benefit of a strong and experienced contractor, many of these concerns remedy themselves and relationships are strengthened.

Develop a partnership from the start The goal of preconstruction services is to help the owner make good decisions, avoid costly or time-consuming mistakes and limit the amount of effort wasted in pursuit of design alternatives that may not yield the desired effect.

Making the general contractor an integral member of the team early in the design process can yield substantial benefit.

Establishing a complete team early is beneficial from the owner's perspective, and for the other team members as well. When the architect and contractor share an early and common understanding of the challenges facing a project, they can keep a vigilant watch from their respective viewpoints. As the project progresses into construction, the contractor will have the benefit of a "design memory," knowing the process and the reasons for the design decisions. They will have been a party to, and an integral part of such decisions. This is real value.

Rely on the contractor's experience Having a contractor on board, providing "in-the-moment" counsel about construction costs and more effective procedures, can have a transforming effect on design direction. Ultimately, the true benefit lies in the fact that it drives good value. Staying on budget and on schedule can be one of the most challenging goals on any project. With a knowledgeable contractor helping set a preliminary budget and schedule, both can be better managed. The contractor can set up the structure of cost tracking to help segregate cost centers for various functions, allocating costs for different entities, and defining each group's portion of the project.

The contractor's establishment and management of preliminary and subsequently more detailed project schedules offer another opportunity to make the right design decisions in the right sequence. When the contractor can show the design team the impact of considered alternatives, better decisions are routinely made. One of the keys in successful preconstruction services is effective "telegraphing" of key milestones by the contractor to the design team. This "look-ahead" process allows for timely and thoughtful decisions.

Allow them to help make decisions The contractor can draw from past experience on projects of similar size and cost to help the design team understand the relative value of various components of the work, as well as potential construction issues. Drawing from the contractor's expertise from the start is a huge benefit. Relying on the contractor's knowledge throughout design and construction is critical.

Another benefit is the ability of the contractor to assess comparative options in the design phase. From helping the design team understand relative value of materials and systems to defining pros and cons of building configurations, feedback from the contractor brings the practical aspect of modern-building construction into the design discussion.