The ROK Construction Process

At the onset of a construction project ROK unleashes its comprehensive process, organizing the procedures, and setting a series of comprehensive project goals. Major areas of organization are:

1. Project Checklists:

   Issue checklists for project goal setting and building requirements.

   Preliminary Project Schedule:

   Generate a critical path schedule showing critical project milestones and responsible parties.

   Preliminary Project Budget:

   Create an all-inclusive project budget including professional fees, construction, cleaning, and municipality / permit costs.

   Preliminary Project Specifications:

   Working with the realistate broker and the client, determine the modifications required to the existing building to achieve the end results required for the final building usage. If the project is a new facility, determine the basic building requirements.

   Municipal Interaction:

   Identification of all required permits, permit costs, permit approval process and duration for the approval process for all the required permits and municipality approvals

The key to a successful development project is the quality of the team and the accountability of each individual to perform their responsibilities. ROK organizes the project team and assigns clear goals and outcomes.

1. Project Team definition::

   Appoint from within the ROK staff the project executive, estimator, proposed project manager and proposed project superintendent.

   Responsibility matrix:

   Showing all of the activities/responsible parties for all aspects of the project.

Most projects fail due to poor budgeting. Items left out (particularly costly ones) can be catastrophic. Going back to the board for more funding can be a humbling experience.

1. Preliminary Construction Budget:

   Prepare a preliminary construction estimate to determine rough construction costs for the new or renovated building requirements as identified in the preliminary project specifications activity. Depending upon the complexity of the construction process an architect may need to be hired to prepare schematic design that will be utilized in determining the construction budget. Usually a +/- 10% variance.

   Final Project Budget:

   Issue an all-inclusive final project budget for the purpose of monitoring actual vs. budgeted costs.

Because the completion date almost never moves, the importance of creating a critical path schedule is paramount. ROK understands timing and all of its constraints. We work diligently to prepare schedules that can be met.

1. Preliminary Project Schedule:

   Creation of a more-detailed schedule of activities and dates in CPM format and critical dates.

   Final Project Schedule:

   After client management and vendor buy-in, a final schedule is issued to monitor the progress of the project and to raise red flags when slippage is about to occur.

   Progress Schedule:

   Post a weekly publication illustrating progress of activities and identification of trouble areas ahead.

   Vendor Schedule Buy-in:

   Written commitment of vendors to perform their responsibilities within agreed timelines. This is achieved during the issuance of the subcontracts.

The architect is a critical member of the team. A highly competent architect can make the project go smoother and with less change orders. Likewise, a poor performance can cause aggravation, extra cost and missed deadlines. For these reasons, ROK takes the selection quite seriously.

1. Search for Architects/Space Planners:

   Selection process for the appropriate architectural/design firm. RFQ to be written. Shortlist for interviews.

   Selection of Architect:

   Based upon qualifications, fee, commitment to schedule, experience of personnel assigned.

   Negotiation with Architect:

   Write a strong contract detailing their services, deliverables, and responsibilities. Reduce fee through negotiation techniques and clear identification of architect’s role.

   Contract with Architect:

   Prepare a contract that makes the architect accountable for meeting costs and quality requirements.

   Review of Programming Information:

   Review programming criteria with the architect to assure accurate inclusion of all needs to drawings and layouts.

Before a site can be selected it must pass the test of the code search, application to the project requirements, and evaluation of the investment.

ROK Construction will work with the broker to evaluate potential building from the cost of renovation aspect and to determine if the building has the required infrastructure, power, HVAC and shell requirements required.

The preparation of accurate preliminary plans can aid the budgeting and timing process. A finely tuned preliminary plan can take a lot of the guesswork out of estimating costs and timing. ROK Construction will work with the project architect to achieve the following items.

1. Preliminary Layout:

   Generation of layout fulfilling the program requirements.

   Final Layout:

   Review and approve in collaboration with all project team members the layout showing all walls, furniture, electrical and built-ins. Construction estimates and furniture requirements are generated from drawings.

   Construction Estimate:

   Create an initial construction estimate utilizing qualified contractors.

A high quality architect can make a significant contribution by preparing comprehensive construction drawings. ROK works closely with the architect imparting its considerable knowledge and experience to drive down costs, improve quality, and remove any extravagant amenities or materials that doesn’t provide a significant return. ROK Construction will work with the project architect to achieve the following items.

1. Construction drawings:

   Generation of construction drawings for purpose of bidding and obtaining building permit. (More detailed drawings product better pricing and less surprises later).

   Finish Schedule:

   Schedule of all finishes recording color, qualities and manufacturers. (Assures that you get what you pad for).

   Door Schedule:

   Schedule to detail door types, locking options, quality and finishes. (Assures that you get what you paid for).

   Electrical Plan:

   Drawing showing electrical requirements and locations. (Make sure that you get all the requirements in: “extras” are very expensive later on).

Cost effective and Timely construction completion requires diligent efforts by the on-site team. ROK stations a project superintendent on-site to oversee the construction activities. ROK will also assign a project manager to oversee the project schedule, project cost and to conduct the weekly meetings.

1. Construction Billing and Status Reporting:

   The subcontractor billings will be reviewed for accuracy and an AIA billing format will be utilized for the monthly billings.

   Construction Change Orders:

   All change order proposals will be reviewed for accuracy and value engineering. Change orders that have been authorized and proposed change orders will be tracked on the cost status report.

   Weekly Project Meetings:

   A weekly project meeting with the project team will be conducted by the project manager. The attendees of this meeting will be all the subcontractors and the client. During this meeting the project schedule will be updated, the status of potential change orders will be reviewed, and the status of all the construction activities will be updated. A written Meeting Minute document will be placed on the project “ROK Works” website within two days of the meeting.

   On Site Conditions:

   The project superintendent will coordinate all daily construction activities on the project site. The superintendent will insure that all work performed is conducted in a proper and safe manner.

   Quality Control:

   The project superintendent will daily verify that all work being performed is in accordance with the construction documents and make sure that the quality of the work exceeds industry standard

   Temporary Certificate of Occupancy:

   Certificate to allow partial occupancy of personnel during the final stages of construction. (VERY IMPORTANT: if you do not receive a TCFO you cannot move people in!!)

   Final Certificate of Occupancy:

   Required before final occupancy is allowed and final payment to construction contractor is made.

   Release of Construction Funds:

   Review of construction completeness for payment approval.

Punchlist completion can be difficult and time consuming. ROK works with each vendor to identify all outstanding items to be complete and gets them done quickly and thoroughly.

1. Punchlist:

   Prepare punchlist and identify responsible party and completion date.

   Follow-through:

   Utilizing the instructions for punchlist resolution in each vendor contract, pressure vendors to complete their responsibilities in a timely manner.

   Payments:

   Pay invoices in accordance with contracts and completeness of each vendor’s work.

   Final Details:

   Coordinate subcontractors to adjust, affix, and fix minor items.

Communication with all participants is critical. ROK utilizes the Internet as a tool to communicate to our clients, the architect, contractors, and vendors.

1. Project Status:

   ROK publishes updates, in real-time, via internet.