C.T. Wilson provides preconstruction services, for both public and private clients, on numerous projects each year. We believe that the most effective project delivery system is a team driven approach where the Owner, Architect, and Contractor collaborate from the design phase through completion of the construction phase. This enables the team to develop cost estimates and constructability reviews at the different stages of design, as well as scheduling services, value engineering, and project logistic analysis. These services are provided with the utmost level of transparency.
A detailed project schedule is the first step of our pre-construction services. It is the primary tool used to track all the phases of the project including site selection, conceptual design, financing, design development, permitting, and construction. We would also include activities for fabrication and delivery times of critical materials and equipment. This schedule allows us to determine which activities are crucial to maintaining the delivery date and to define the “critical path.”
We typically prepare three estimates of project costs: A schematic design budget, a budget once drawings are 50% complete, and then, again, when drawings are 90% complete. This practice allows the team to confirm that the project design remains within the budget guidelines.
The final Estimate of Costs is produced when the design is submitted for permitting. C.T. Wilson selects and pre-qualifies sub-contractors and material suppliers to obtain a minimum of three proposals for each trade. Having worked in the Piedmont area since 1955, we have substantial trade resources, knowledge of local contractor’s business practices, and an understanding of the financial stability of all the sub-contractors and suppliers we work closely with. We prepare detailed descriptions of the scope of work and issue bid packages to make sure all of the bidders have the correct information. This practice helps reduce potential change orders and ensures all of the sub-contractors have the same information. Sub-contractors typically account for 80% of the project cost, so the time invested in this phase directly affects the final contract cost.
C.T. Wilson will also provide a thorough constructability review of the drawings to verify that the design incorporates the most efficient and cost effective construction methods possible. The intent of this process is not to change the design of the project or point out problems, but to ensure that the details and the selected systems maximize efficiency, add value, and/or reduce costs. If changes are necessary, it is our intent to be proactive in providing solutions; we typically price several options for various project components to determine what will be the best choice.
Site Analysis and Logistics
Site logistics planning is one of the most important parts of the pre-construction process. It allows us to evaluate existing conditions, better schedule the work, ensure the safety of the contractors, and if the site is occupied, the safety of the Owner’s continued operations. During the design phase we identify staging areas, parking areas, locations and types of fencing or barricades, and how the overall jobsite will operate. This site analysis includes locating existing utilities to coordinate relocation, and/or utility shutdowns, which assists us in creating an accurate construction schedule. We do this for every project, but it is even more beneficial when working on a phased project.