Oak Construction & Consulting prides itself on being a customer friendly company. We know our clients want peace of mind that a project will be on time and on budget. That’s why, as a general contractor, we streamline the process and manage every phase of the project. We apply time-proven construction methods and technologies to insure that our clients’ projects, large or small, are built to meet their expectations. We are a flexible company that offers many construction service options such as:
+ Turnkey Project Management
The majority of our projects are turnkey contracts; we work with the owner from idea conception through building completion. Savannah’s design-build expertise extends to our client’s needs for on-time and on-budget and we have a proven track record of successful design-build project delivery.
As your General Contractor, Oak will act as your agent throughout the design and construction phases of your building project. Oak will manage details including working with architects to contain project costs, working with contractors to maintain project schedule, processing contractor pay applications, and expediting owner occupancy permits through local and state agencies.
The following are the major services we will provide during the design and construction phases:
PRE-CONSTRUCTION / PERMITTING
- Program Needs Assessment
- Program Budget Review and
- Cash Flow Projection
- Community Group Meetings
- Predevelopment Conference
- Dialogue Meetings
- Value Engineering
- Constructability Review
- Program Compliance Review
- Utility Company Coordination
- Permit Process Management
- Bid Packaging
- Bid Document Preparation
- Bid Solicitation
- Bid Review / Recommendation
- Contract Preparation
- Complete Contract
- Contractor Coordination and
- Quality Control
- Cost Control and Reporting
- Final Inspections / Occupancy
- Move-In Coordination
- Punch List Oversight and Completion
- Contract Closeout
+ Construction Management
Savannah’s Owner’s Representative (Owner’s Rep) Services are similar to our Construction Management Services. Design phase services are identical, yet construction phase services can be tailored to protect Owner interest while minimizing the fee.
In general, there are three elements in managing a construction project:
- Contract administration
- Construction coordination
- Project controls
Construction management services include contract administration, construction coordination, and project controls, while the Owner’s Rep services solely involve project controls. The Owner’s Rep will supervise and scrutinize construction activities and report back to the owner with project updates. This requires one person on the project site full or part time. A construction manager needs one or two other support staff to process all of the construction administration and coordination.
Owners use our Owner’s Rep service for several reasons. A general contractor can provide the contract administration such as processing paperwork and contractor pay applications. In terms of construction coordination, the contractor can coordinate site issues and contractors. Therefore, it is optimal to use an Owner’s Rep in the following circumstances:
- You have decided on using the general contractor or multiple prime contractor method and you want a person on site to act as your “eyes and ears.”
- You want an experienced construction professional to manage the additions or renovations of your facility. This is often the case with owners who have expertise in-house but staff resources are already maximized.
During the design phase of a project, critical baseline decisions relating to budget, form, and function are made. Although the objectives of a project may be clearly established at the outset (i.e. occupancy date, budget, level of quality, etc.), the means for achieving these results are often vague.
The schedule created in-house using state of the art scheduling software is monitored throughout the design phase to ensure that critical decision and design milestones are met. Progress is discussed at each team meeting and alterations to the schedule are made if major changes in scope occur or if tasks are not completed as originally planned.
In considering the schedule, elements are reviewed with respect to their impact on the sequence of construction, fabrication and delivery schedules, and the anticipated influence of weather during construction.
Using the project schedule and budget, Savannah can establish a preliminary cash flow projection of the required project funds. These costs are the construction manager fee, architect fee, and estimates of construction labor and materials. This cost is dispersed over the scheduled project period. The owner will then have a plan for monthly project expenditures.
As the design continues to develop, so does the detailed master construction schedule. This schedule, which highlights activity periods for major subcontracts and material deliveries, may be included in the bid documents as a guide to the contractors when establishing their proposals.
With the owner’s input, we will prepare the construction schedule and monitor daily construction progress and procedures established by the contractors and make recommendations as required maintaining or improving construction progress.
+ Constructibility Reviews
The production of an accurate, well-coordinated set of plans and specifications is very important to minimize change orders and optimize field administration.
Savannah will perform a constructibility review as a cross check of construction documents for accuracy, completeness, and systems coordination issues. This process occurs after construction documents are complete, prior to Contractor bidding.
During this review, we identify potential coordination issues, missed details, time delays, potential liability, and inter-contractor coordination items prior to publishing bid documents. The design team then reviews and implements appropriate changes to the documents.
Studies show that an average project contains five coordination errors per contract drawing. A Savannah constructibility review can spot these errors resulting in thousands of dollars of savings in change orders.
Our interdisciplinary constructibility review method is an intense cross check of all construction documents. We review each building system independently, and as a whole. This process involves:
- Reviewing plans and specifications to assess the ease or difficulty of constructing the proposed design with recommendations for practical changes.
- Reviewing documents for any observed inconsistencies. • Making recommendations for the use of more cost-effective alternative materials or design details.
- Making recommendations for specification changes when the proposed specifications are likely to limit competition or cause excessive delays in delivery.
- Reviewing documents for completeness. Comprehensive and accurate documentation results in more responsive and complete bids.
The goal is to eliminate all coordination problems prior to the start of construction.
+ Value Engineering
Although VE can save clients substantial dollars, it is much more than a simple cost-cutting exercise. When we conduct a VE session, we will evaluate, at a minimum, first cost, schedule impacts, constructability issues, and life-cycle costs including capital, operating, maintenance expenses, energy and systems costs, financing costs, ownership structure, and tax laws.
Systems analysis is at the center of the overall VE effort. Typical systems include site work, foundations, structural, architectural, mechanical and electrical, and exterior enclosure. During the systems review, we will make recommendations, which focus on construction feasibility, availability of materials and labor, installation time, associated costs and economies, and the impact on other building components.
For each project, a VE team will be established to include the owner, architect, engineer, and the construction manager. Our experience with VE has shown that the best results occur during the design development phase. The team meets at pre-determined intervals to identify alternative materials, methods of construction, and issues affecting the schedule and operations. Each item is evaluated and accepted or rejected depending on the total impact on cost, function, program, schedule, and overall needs.
+ Facility Assessments
It is sometimes necessary to evaluate the condition and life expectancy of an existing facility. Whether as condition of sale or to determine the value of the facility for consideration of future renovations or additions, Savannah can assist with this important service. Our staff of professionals can help evaluate the condition of these elements of an existing facility such as structural systems, exterior wall and roof systems and mechanical and electrical systems now or in the future.