The Need for Speed (#8 of 10 Principles)

Can you fast track construction?

Is it safe?

The project has the Team in place.  The design was adjusted to pricing reality.   Owner has agreed to a price based on a design, assumptions and allowances.  Is it  possible to start a fast track building process understanding the need to speed while finishing  construction documents?  Like many hard questions, the answer is it depends.

It depends…

It depends if the construction and design teams are good collaborators and can work through adding detail to the design without adding cost. It depends if the allowances are dialed into what the Owner actually wants, and the Owner is not at risk from self-inflicted increases when making final selections.  It depends if subcontractor pricing does not increase.  It depends if capital is in place for the project.

We feel the need for speed

We contend that if we can eliminate the risk with the right team and follow the right processes, our clients can safely fast track the project.  This way, we do not lose momentum, and  our clients enjoy the benefits of lower carrying cost, and construction can start immediately after the construction drawings are complete.

Follow these steps during final drawings to go fast but not too fast.

  1. The Owner releases the Team with a conditional letter of intent. The conditions on a high level are the Owner will release a percentage of the construction budget at an agreed upon price for the Team to finalize the design and pre-construction work with the goal to be ready to start physical construction when permits are ready.
  2. Work on pre-construction tasks simultaneously:
    • The Architect will work with consultants to coordinate the final design to issue for permit.
    • The Interior Designer will work with the client to convert allowance to selections then coordinate the selections in the final drawings with the architect.
    • The Owner will work with directly contracted vendors or consultants to finalize decisions.
    • The Architect will continue to work with the client on the building interior to design and approve interior elevations and finish locations as the project is being permitted.
    • The General Contractor or Construction Manager can begin exploratory demolition in the case of a remodel or exploratory site discovery in the case of a new building. Often times, it is during the first week of excavation or demolition that project-changing conditions are discovered. After this phase, and assuming all selections are complete, it is rare that additional changes will occur
  3. Incorporate all the pre-construction task information into one set of drawings.
  4. Don’t actually start construction until all selections are made; long-lead items are coordinated with the schedule for order; and the Owner and General Contractor or Construction Manager have agreed to a final contract price. Even if you have a permit in hand, do not start until all milestone items are complete.

Respect the milestones to fast track construction.

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