A Sample Of Our Work Process
While every project is different and we always tailor our services to meet your exact needs and goals, there are some industry standard processes that we begin with: Design/Bid/Build, Design/Build, and Construction Management.
The Design/Bid/Build method is the more familiar type of construction project. The design team (architects, engineers and other consultants) issues a completed set of construction documents for competitive bids. Following the bid evaluation between the owner and design team, a general contractor is selected and the project then enters the construction phase.
Working in conjunction the owner, we establish the requirements/expectations for the project and develop a scope of work. Once the scope of work is complete, we set a preliminary budget and schedule. (For some projects, the owner has already established a budget for the projects, and that figure is used.)
For Design/Build projects, Attune performs a pre-qualification process to determine which companies will be short-listed to bid on the project. This screening process investigates the background and ability of the firm to perform the work on the project. Factors that are used to determine if a company will qualify include prior experience with the project type, financial stability, safety record during construction, proposed design team members, key personnel experience, and references from former clients.
We prepare a request for proposal (RFP) and issue it to the selected companies. The RFP will outline the project expectations, in either general terms (e.g. listing the type of project) or in detail (e.g. stating internal conditions to be maintained, as well as heating and cooling loads).
The RFP will request, in addition to the bidder's cost to perform the work, the company's proposed team of design consultants and sub-contractors. The owner has the option to object to any proposed members of the Design/Build team. If this occurs, the Design/Builder can substitute alternate companies. At a pre-bid meeting, all bidding companies have the opportunity to tour the facility (if applicable) and ask questions. If further clarification of the RFP is needed, the bidders will submit their questions in writing, and responses are issued via an addenda to all of the bidders.
Once a company is selected for the project, Attune assists in contract negotiations to set the terms and conditions for the project. This includes: fixed-price lump sum or guaranteed maximum price (GMP) for Design/Build projects, dates for project deliverables, and schedule of values for Design/Build projects. The contract will be modified in conjunction with the owner's legal, risk management, and purchasing departments. Construction industry standard contracts are used, but modified to suit each project.
Then the design phase begins. The design typically includes a number of alternatives to be investigated in order to provide a cost-effective solution to the owner. The alternatives could entail a higher initial capital cost, but with lower utility and maintenance costs for the life of the systems and equipment. Local utility companies will be contacted to determine the availability of any rebates for the project.
During the design process, drawings and specifications are presented to the owner for review to ensure compliance with project scope and cost. Value engineering, in which unnecessary items are eliminated so that the project will fit within the owner's budget, may be performed if costs begin to escalate.
If the project requires equipment that has a long lead-time, competitive bids are solicited from manufacturers, unless the owner has pre-established standards or preferences. To provide the owner with the greatest cost benefit, equipment is selected based upon the life cycle cost analysis and not necessarily the lowest bid submitted.
At the completion of the design, with acceptance of the project by the owner and approval by all authorities having jurisdiction, the construction phase will commence.
During the construction process, Attune attends inspections to ensure compliance with the approved design documents. Regular job site meetings are conducted to ensure that the project is proceeding on schedule and within the budget. If time delays or cost overruns occur, they will be addressed at the meetings to mitigate the effects to the overall project schedule and budget.