SERVICES
COST ESTIMATING STAGES
Our process starts at the Conceptual / Schematic Stage. Schematic Estimate is one of the most crucial segments of the project. We understand that this estimate is used to establish and/or validate the BUDGET. The key to any project is a correct Schematic Cost Estimate, which will be within a few percent of the Final CD cost estimate.
Our expertise allows us to establish a realistic Schematic Cost Estimate, based on very limited information.
We draw upon our experience in the industry and the individual backgrounds of our project team members. The architectural, engineering and construction backgrounds of our team members allows the Facility personnel, architects and engineers to convey the needs and requirements of the project. It becomes apparent that the members of Cost Concepts team and the Facility and A/E team “speak the same language” therefore increasing the effectiveness of the overall process.
The key to our Schematic Stage services is to include in our estimates items that are not indicated on the drawings and specifications but are sure to appear in the construction documents. This is how we maintain the cost of the project from Master Facility Plan / Concept / Schematic to the Final CD stage. As the design proceeds, our team goes on to prepare estimates at various stages of design completion. At these various stages of design, during the preparation of the estimates, there is close communication with the Client personnel, architects and engineers. This allows the design team to adjust the design according to the Budget. Our team works closely with the Facility and A/E teams in order to maintain the budget.
During the Design Development Stage, the project estimate begins to take on a more defined shape. Certain detail appears in our estimate that shapes the final cost of the project. At the Final Stage, Cost Concepts produces a highly detailed estimate that is supplemented with various qualifications and price quotations. The qualifications list that we develop is a list of items that alert the Facility and design teams of possible change orders once the project is bid. This prompts the design team to review and adjust the documents, accordingly, avoiding cost extras or overruns.
As the project is bid, we supply the Owner and the design team with various analysis and bid reviews.
During the entire estimating process, we will strictly adhere to Facility Estimating Guidelines and Requirements. We have prepared many estimates for various Facilities and City, State and Federal agencies and we realize how important it is to follow their format and procedures.
CHANGE ORDER PREPARATION AND NEGOTIATION
Cost Concepts provides various services during the construction process. One of these services is Change Order preparation and negotiation. The cause for change orders varies greatly, from change of design to unforeseen conditions. Cost Concepts prepares the change order estimate, which is even greater in detail than our final estimate. The change order estimate is in a labor/material format, complete with manhours and productivity breakdown. The detail serves as a tool, in order to control the contractor’s cost. Our team then goes on to negotiate with the contractor, producing a realistic cost for the change order.
VALUE ENGINEERING (INCLUDING NYC OMB)
Value engineering is a crucial process that increases the efficiency of a project. Through Value Engineering, the Owner and the A/E team can achieve the reduction of the cost of construction while increasing and enhancing the scope of design. We start by examining the cost of construction. Cost Concepts team prepares a cost estimate that is precise and inclusive of all the necessary items. This estimate serves as a basis for a graphic cost model. Our team brainstorms in order to produce a list of possible solutions. The fact that the members of our team have backgrounds in architecture, engineering and construction management benefits the process immensely. These solutions are based on lowering the cost, substituting a better product at the same cost or revising the layout/area of the project. Cost Concepts develops “mini” estimates for these solutions. The estimates exemplify the original design, proposed design and the savings or additional cost associated with a certain proposal. Furthermore, we examine the life cycle cost of the project and various analyses are prepared in order to depict capital cost versus life cycle cost. All the information is presented and closely reviewed with the owner.
NEGOTIATION AND REPRESENTATION ON BEHALF OF THE OWNER
In some cases, we are asked to serve as the owner’s representative, during negotiation with the contractor or construction manager. We begin with the selection process and proceed to negotiate the cost of the project by preparing an independent estimate. During the entire process we maintain close control and report to the owner the progress of construction including construction payment reports, schedule control, change order negotiation, etc.
COST ANALYSIS
In some cases, we are asked to serve as the owner’s representative, during negotiation with the contractor or construction manager. We begin with the selection process and proceed to negotiate the cost of the project by preparing an independent estimate. During the entire process we maintain close control and report to the owner the progress of construction including construction payment reports, schedule control, change order negotiation, etc.
REVIEW AND RECONCILIATION OF OTHER PARTY’S ESTIMATES
Cost Concepts performs various reviews of other party’s estimates. During this process, the client gets the benefit of all our services. We check the other party’s estimate for various quantity errors and review all prices to be certain that they follow the current industry standards. Upon completion we produce a detailed analysis that clearly depicts our findings. We then proceed with a reconciliation process that further solidifies the actual cost of the project.
SCHEDULING AND SCHEDULE CONTROL
COST CONCEPTS provides scheduling services for various needs and uses. Our level of detail ranges from a “BAR CHART” type of schedule to a detailed PRIMAVERA CPM breakdown. During initial stages of the project, our team creates a one-page Bar Chart diagram, depicting major trades breakdown and time duration. A scheduler will be responsible for reviewing plans and specifications, discussions with project manager, and the estimating team, in order to establish general logic and schedule relationships. The scheduler will then create a preliminary logic diagram, which will be then computerized using PRIMAVERA. After review and modifications where necessary, a computerized tabulation and time-scaled network diagram will be plotted. This output will be reviewed with all parties and finalized. This schedule shall become the “baseline” schedule to be used for monitoring progress throughout the life of the project. On a monthly basis, or more often if required, the scheduler will visit the job site, walk the job and meet with job superintendents to discuss progress, status of shop drawing submissions, problem areas, change orders, etc. The schedule will be updated using the currently developed information. A new set of computer-produced tabulations and network diagrams will be produced. Included with the updated schedule shall be a narrative of current and potential problem areas and recommendations for schedule improvement, if necessary.
CONSTRUCTABILITY REVIEW /ANALYSIS
Should there be a need for a Constructability Analysis, Cost Concepts would generate various examinations and corrective measures. As part of a Constructability Analysis, we will develop a list of items that alert the Owner and design teams of possible change orders once the project is bid. This prompts the design team to review and adjust the documents, accordingly, avoiding cost extras or overruns. Our constructability analysis will be a full review of all of the plans and specifications for the purpose of catching potential change orders, uncoordinated disciplines, errors and on-site construction difficulties that may be avoided. All of the above-mentioned constructability methods would lead to a well-coordinated project free of mistakes, confusion, change orders and RFI’s.
QUALITY CONTROL
The entire process is supervised closely by the Chief Estimator and the Project Manager. We have established a quality control process that creates a three (3) step approach. First, the estimators review the estimate upon completion. Second, the Project Manager and estimators further refine the estimate. Third, the Chief Estimator, the Project Manager and the estimating team proceed through a comprehensive review. At this point all costs are finalized.