Wolgast Blog

The Benefit of Design/Build Phase I Drawings

Posted by Cory Sursely on Mon, Feb 11, 2019 @ 08:00 AM

plans and rolled plansPreliminary plans, such as those provided in a Phase I of the Design/Build process, are the most efficient and economical means to determine the budget for your construction project.

While there has been a shift in the numbers1, there are still many business owners out there who are skeptical of the Design/Build method of construction.  They are more familiar with the traditional Design/Bid/Build method where they hire an architect, then have general contractors competitively bid the project, and the contractor with the best price/value builds the project. 

Early on, when we’re discussing the benefits of Design/Build with those who are skeptical, they have a difficult time accepting that they need to pay the nominal fee for the preliminary drawings (Phase I Design) so we can estimate the construction budget.  Those who are accepting of it realize that they would be paying that and more at an independent architecture firm. 

In the Design/Build process, the Phase I fee is nominal to cover the team’s time to complete a needs analysis, make necessary regulatory investigations, create a preliminary design and seek bidding resources for a preliminary budget.  Having a pretty accurate, yet ball park, estimate early in the process helps an owner obtain funding earlier.  The information gained during the Phase I is accurate and sufficient to take to a bank to secure financing.  Clients never get a separate bill for the Phase I cost unless the project doesn’t come to fruition, then the fees are billed to cover the team’s time at a fraction of the cost of a full set of plans.  Furthermore, if obstacles arise while a customer is planning to build a building that cause them to change their mind, it’s less risky to commit to a portion of the cost of the design while working through the initial process.

Additionally, having the flexibility to “tweak” the preliminary design so it fits within your budget is much more economical because you don’t have the engineering elements involved, yet.  Those get explicitly defined in the Phase II drawings.

When you add a Design/Builder to your team before you purchase property, they can assess the property and available utilities to provide the best use of space.  Also, prior to purchase, a Design/Build team can help coach an owner on contingencies in the purchase agreement as a buffer or a “get out of jail free card” if there are undesirable obstacles to using the property the way intended.

Those are the main benefits to committing to Phase I Drawings, but the Design/Build process has other benefits like completing construction faster, fewer change orders, open communication, and one entity having all the low bids.  Read more about the benefits of this method at in our White Paper, "Why Some Business Owners Don't Do Design/Build, but Should".

 

Why Some Business Owners Don't Do Design/Build, but Should

 

1 According to “Design-Build Project Delivery Market Share and Market Size Report” by Reed Construction Data and RS Means Intelligence, Design/Build construction delivery method has taken an additional 9% of the construction market since 2005 and General Construction has lost 10% of the market share in that same time.

Tags: Medical Office Construction, Design/Build, the Wolgast Way, Scheduling, Financing Construction, Design, Dental Office Construction, Good for Business

What Makes a Design/Builder a Dental Construction Expert?

Posted by Cory Sursely on Fri, Feb 01, 2019 @ 02:50 PM

Dr Copus, DDSI’d like to address a question that has been posed to me about what makes a contractor specialized in Dental Construction. We’ve claimed for a couple of decades now to be an expert at dental office construction, but what does that mean? There are many people out there that think a building is a building, but most Dentists will recognize that a design/builder that’s versed in dental operations will make a big difference in the final building design, quality of construction and completion date.

Dental Building Design

When an architect is familiar with dental operations, they create floor plans that help a Dentist, staff members and patients flow seamlessly. The elements that they consider include efficient means for staff to complete tasks, organized patient flow, space and regulations for special equipment, time-saving communication, and aesthetics to make everyone comfortable. An architect that understands how to design a Dental Office that incorporates all the efficiencies listed above will create a layout that allows for less wasted time to move throughout the building, enabling the Dentist to spend more quality time with patients and less time moving around the office to communicate with staff or find tools. When dealing with specialty equipment to take x-rays, distribute med gases, or recover mercury, an architect has to consider spatial issues, electrical needs and regulation. Without an understanding of how this equipment fits into an operation or the regulations involved, a mistake on the plans could trip up the construction phase schedule.

Construction of a Dental Office

For the construction phase, you’ll need a project manager and supervisor that are familiar with the goals and operation of the Dentist. They’re there to oversee the proper installation of the various trades and maintain the schedule and budget. On the same notion as the architect, the Project Supervisor should have experience with x-ray shielding, mercury recovery, and med gases. A project supervisor with dental experience is also important to the schedule if a Dentist is renovating an occupied building and needs to continue seeing patients during construction. Your project supervisor can create temporary areas to keep chairs open. Regardless if it’s an occupied or new/unoccupied building, the supervisor and manager will be monitoring the schedule so that areas are ready in time for equipment delivery.

The Wolgast Way

Wolgast is specialized in the design and construction of Dental Offices. Dentists that we work with feel comfortable knowing that their chair side traps and amalgam separators will be installed without a problem and that their staff and patients will be comfortable in the new space as it’s completed on time and their scheduled move-in date is uninterrupted.

 

DentalOverview
Click the image above for an Overview of
Wolgast's Dental Construction Services
 

Tags: Design/Build, the Wolgast Way, Scheduling, Dental Office Construction

Flexibility for Finish Substitutions Can Improve Time & Budget on Design/Build Projects

Posted by Cory Sursely on Thu, Jan 31, 2019 @ 08:12 AM

Duperon2Architects and engineers are smart people who are dedicated to taking the information their clients provide them and designing an aesthetically pleasing and functional building to meet their client’s goals.  In their design specifications, they include specific products for building finishes, which they’ve researched or have experienced, to match the desired outcome expressed by their client.  Typically, these materials or products have also been discussed with and accepted by the client.

However, during the budgeting and estimating phase of the project, contractors and subcontractors alike may make suggestions for comparable materials/products.  This may be because the subcontractor is more experienced with the installation of a certain manufacturer’s product, they know about a considerably less expensive application, or because the specced (specified) product is discontinued or back ordered for an undetermined amount of time.  Keeping on schedule is critical for every construction job, so a back ordered item can cause many problems with the flow of a project.  Also, what building owner doesn’t have an interest in saving money whenever they can?  So, it’s common for a product substitution to be identified and as long as it’s comparable, the architect should sign off to accept it.  The architect gets final approval on all substitutions because they have to be back tracked into the original plans and determined whether or not an item needs additional engineering to make the change work seamlessly.

Typically, the building owner is excited to have options because of the cost and time savings, so substitution flexibility is important in the commercial construction industry.  This practice can also be considered value engineering, which takes place in other occurrences when an original design comes in over the client’s anticipated budget.  Due to time constraints of competitive bidding under the General Construction delivery method, substitutions and value engineering don’t naturally have time to occur.  But, the team approach through a Design/Build project is set-up to make exceptions for these recommendations, which is another benefit of how Design/Build is more efficient in saving time and money.

Tags: Design/Build, Professional General Contractor, Good for Business

Top Benefits of Single Source Responsibility Construction

Posted by Cory Sursely on Mon, Nov 26, 2018 @ 03:12 PM

Less Risk + the Right People Collaborating + Competitive Bids + Early Starts

1stopshopMost people envision a big box store when using the term “one-stop shopping”, and I’d bet that they would never think of a commercial contractor, instead.  However, a design/build contractor provides one-stop shopping for architectural plans and construction services (and everything in between), also known as Single Source Responsibility (SSR)

There are several key items to making any construction project successful and those include a collaborative team, detailed/accurate plans, competitive bids, and adequate time to provide a quality project.  By using a design/build contractor as SSR, an owner gets an architect, contractor, and estimator as a package deal on their team by placing one phone call and that team takes on the full risk of providing an owner’s vision within budget and on time.  The architect meets with the owner to determine the scope and creates preliminary (Phase I) drawings.  The contractor collaborates with the architect to review the plans for construction applications and makes suggestions to streamline the building phase.  The estimator then establishes a rough estimate providing a budget for the owner to take to his financing company early in the process.

Alternatively, with the design/bid/build (or general construction) method of construction, the building owner takes on 100% of the risk, works with their selected architect to provide 100% complete drawings to the contractor who then bids it out without an opportunity for constructability review, and then the owner can only get an estimated budget just prior to construction.  This method has been the standard since the beginning of the industry and has provided sufficient results, however, if there are going to be problems during construction, or over spending, it’s much more likely to happen with the design/bid/build method.

Wolgast uses architectural firms with licensed architects who work with our construction team to get a constructability review prior to bidding.  Constructability review is partially (along with open communication) what allows us to take on the risk of guaranteeing budget and delivery date, as well as starting construction early when needed.

Speaking of starting early, since the SSR team is already familiar with the plans, they can get permits, order materials, prepare the site, and basically start the project before the plans are finalized, which can result in the project being completed months earlier than a design/bid/build project.  SSR is A.K.A. a third name, Fast-Track Construction.

SSR has an additional perk that not everyone realizes, and that is the multiple bid process.  Many times owners feel that they are better off with the traditional means of construction, so they can get competitive bids, however the SSR method includes getting the multiple bids for subcontractor trade categories from qualified contractors.  Furthermore, the SSR will have collected a wide variety of bids for each trade, so the holder of the bids will see who all the low bidders are for each category, rather than design/bid/build, which has several general contractors collecting a few bids from subs in the market.  With SSR, owners are going to get great quality at a great price resulting in the best value!

Tags: Design/Build, Good for Business, Risk Management

Building Remodel for Energy & Money Savings

Posted by Cory Sursely on Mon, Sep 24, 2018 @ 11:29 AM

There aren’t many businesses that remodel every six years, so chances are that if you’re currently ready for an update, you have the potential to save a considerable amount of money by investing in modern, energy efficient products and installations. 

NBS-EnergyWith 29% of your operating expense being spent on utilities1, the energy efficient equipment/products that have become available over the last six years or less can make a big difference.  Additionally, there are incentives for making these changes.  We have helped several school clients lower their energy expense and also secure incentive money back.  As a Consumer Energy Business Solution Trade Ally, we’ve achieved 3rd place in the past for natural gas savings for Consumers Energy school customers and helped Bullock Creek Schools maximize their incentive of more than $125,000 to offset the cost of their new heat-conserving roof, energy efficient lightbulbs and other alterations.

It’s good to be aware that some energy savings are now mandated by LARA in the State of Michigan when you build new or remodel (see our blog: Michigan Energy Code).  However, there are varying degrees ($$) of implementations to include in your remodel plans that could save more money for your business in the long run.  For instance, office equipment and other mechanical products have become increasingly more efficient even within recent years.  Building systems and materials such as water heaters, HVAC systems, programmable thermostats, windows, insulation applications, LED lighting, occupancy sensors, and toilets are all more efficient than they were in the past 10 years.

Additionally, during your remodel or new build, adding more natural light reduces the need for full time lights, which according to US Energy Information Administration can be more than 17% of utility costs for commercial buildings who haven’t converted to LED.2  Bigger windows, skylights, or light transmitting panels are great for getting the most natural light into an interior space.  Your architect will have further tricks for enhancing natural light, as well.

If you aren’t quite ready for a remodel right now, but are interested in tweaking your building systems to save on energy costs, most energy companies are currently offering free assessments to guide you to save on what you already have in place.  Contact your energy company for a complimentary report.

However, if you are interested in remodeling or building new, Wolgast is ready and capable to be your design and construction partner to achieve these energy and cost saving applications.  Call us today for more information.

1E Source Customer Direct, “Managing Energy Costs in Office Buildings”

2 U.S. Energy Information Administration, www.eia.gov, “Trends in Lighting in Commercial Buildings”, 5/17/17

Tags: Design/Build, Energy Savings, Good for Business, Remodel

Michigan’s Energy Code (2015) to Save Energy for Commercial Building owners

Posted by Cory Sursely on Wed, Jan 31, 2018 @ 09:48 AM

731621281.pngThe 2015 Michigan Energy Code, as directed by Licensing and Regulatory Affairs (LARA), went into effect Sept 20, 2017.  The changes to the code involve lighting controls of new commercial buildings and remodels with more than 50% lighting alterations in an effort to increase energy savings.  In a nutshell, different areas of a commercial building will need both sensors and a wall switch or dimmer to control lighting.

Brief & Not Too Technical Synopsis:

Going forward, commercial buildings are required to regulate their lighting either by a sensor, shut off, or schedule.  Depending on the type of the room, usage and time of day, automatic controls will regulate the power of light being used.  Without getting too technical, regularly used parts of a building must be regulated by an Automatic Full Shut Off, once the room hasn’t been occupied for 20 minutes, and an Automatic Daylight Responsive Control will dim the lights to varying powers depending on the natural light exposure. 

Lesser used areas of the building, like stairwells, warehouses, lobbies, and corridors will be regulated by an Automatic Partial Off sensor.  Lighting will be reduced to 50% or less after the area hasn’t been used for 20 minutes. 

A Scheduled Shut Off will be used where Automatic Full Off isn’t controlled and special lighting for displays, food warming, and undershelf must be controlled separately from the area’s general lighting.

Furthermore, exterior lighting will be controlled by Automatic Shut Off during daylight hours, landscaping lights will need to be Automatically Shut Off from midnight to 6AM, and generally, all other lighting/signage will be reduced to 30% or less between midnight and 6AM.  Security exemptions may apply.

Note: Exceptions and other, random codes have not been discussed here, we can answer any questions not addressed in this blog.

What Business Owners Need to Know:

When building or renovating, Business Owners can expect their lighting control budget to be larger to address the sensor and wall receptacle engineering, installation and materials.  But if LARA’s plan to reduce energy usage occurs, Business Owners will see savings on the back end on their energy costs.

The Design/Build team at Wolgast knows the codes involved with building commercial buildings, and will plan your construction project efficiently while keeping you in compliance.  Call us today for more information on other parts of the code not discussed here at 800-WOLGAST.

Inquire Here

Tags: Design/Build, Professional General Contractor, Good for Business

Pardon Our Dust - Under Construction

Posted by Cory Sursely on Tue, Apr 25, 2017 @ 09:58 AM

Three Options to Keep Your Clients Happy During Your Remodel Project

Pardon.jpgDuring a commercial remodel, there is more you can do than just posting a good looking “Pardon Our Dust” sign when it comes to your customers and your staff.  We know all too well how it is when you’re trying to run a business, but need to update or reconfigure your working space.  The thought of disrupting business as usual is just too much, and losing out on customer traffic is out of the question.  But never fear, Wolgast has solutions to help you get through a remodel with only a little interruption to staff or customers.

  • We can schedule your project in phases, so that operations can be temporarily shifted or moved, but you’re still functioning as an office, manufacturer, school or shop. We’ll help you plan prior to the start of the remodel.  This applies to doctor’s offices as much as it does restaurants or schools, mostly all business types.  Open communication with your contractor will help minimize stress as you serve your customers.

  • We’re able to accommodate after hours remodeling in many instances and clean-up for your operational use in the morning. We do this when Phasing just won’t work and it may take a little longer, but it’s an option if needed.
  • Build next to or around your existing space. It has been more economical for some of our customers to build new rather than renovate, but they didn’t want to lose their current location.  As a design/build construction firm, we were able to configure how to build on their site, right next to their office.  We were able to reuse most of their existing parking lot and help them benefit from cost savings with utilities already onsite.  In many instances, once the team has moved into the new space, the old one can be demolished and cleared in a day or two.

 
We have found that there are many understanding consumers, as long as they’re able to safely enter your establishment; they will still come to you while you remodel.  For restaurants, many times we can keep your kitchen open as long as possible while working on your dining room, so a drive-thru or take out is still available.  Schools luckily have the summer to schedule their work with less interruption to their full staff.  Medical and Dental offices need special accommodations for keeping clean spaces, so we plan ahead to ensure dust doesn’t get where it will cause serious problems.

For staff, we know that demolition, nail guns and electric screw drivers can be loud.  We remodeled our own office last winter and know the excitement we felt to see the progress and also having a completion date made most noises tolerable.  Additionally, some of the noisy parts were held off until after office hours, so it all worked out with little disruption.  And if you put out a friendly “Pardon Our Dust” sign, you’ll probably get customers excited to come back and see the changes – updates on Facebook are good means to reach out as well, with a steady flow of messages to share.

We’re happy to answer any of your remodeling, or even new build questions, any time! 800-WOLGAST.

Inquire Here

Tags: Design/Build, Professional General Contractor, the Wolgast Way, Good for Business

How Self-Performed Trades Keep Construction Schedules on Track

Posted by Cory Sursely on Tue, Mar 28, 2017 @ 09:59 AM

cement-pour.jpgIn order to maintain a stellar reputation as a professional contractor, speed, quick problem solving and meeting deadlines are critical.  The biggest complaint and almost a disappointing anticipation in our industry is that a job will take longer than estimated.  We strive to disprove that assumption on each and every project.  Here’s one way that we do that.

After 65+ years in the business, we understand that our projects run smoother and more efficiently when we rely on setting the schedules and completing the work ourselves for three specific trades.  Having our own work crews to self-perform site work, concrete and carpentry is the best way to keep projects on track and with the quality that meets the standard of excellence we uphold.  Some general contractors don’t have their own self-performed trades and they’re reliant on outsourced contractors’ availability to provide all services.  In the summer and fall, when contractors’ schedules are typically full, subcontractors can be too busy to start site work, so the general contractor is dependent upon when the crew is available and the priority of their workload, which is also true for concrete and carpentry.  With these trades in-house, we know our schedule and what we have in our pipeline, which allows us to manage workloads and progress better for our customers.  Additionally, all our crews are trained “the Wolgast Way” and consistently perform to our standards in a timely manner, saving time and producing a quality product. 

When using Design/Build construction, site work can start before plans are even complete.  Having a site crew on staff helps us control the start of the project and gives us an advantage (sometimes by several months) over general contractors who have to be queued into a subcontractor’s lineup (out of their control).  A concrete crew is also critical to keeping a job moving.  Pouring slabs as soon as the site work is complete and having our crews scheduled in advance keeps us moving without costly stoppage.  Similarly, we self-perform carpentry (rough, finish and millwork).  Getting the framing erected on schedule and providing a reliable schedule for outsourced electricians, plumbers, HVAC, drywallers, then painters and flooring installers, etc. to get in and do their jobs when anticipated supports the rest of the trades to follow.  These are the essential trades to keeping a job on track and the reason why we shoulder the expense of having them on our team.  It’s more responsibility and risk to employ additional staff members when we could outsource the work, but the benefit of satisfied clients and expected outcomes outweighs costly delays and missed deadlines.

Currently, we’re expanding our carpentry team through our Carpenter Apprenticeship Program.  It’s a four year program with a curriculum developed by the National Center for Construction Education and Research (NCCER).  Through this program, we’re building a robust team of carpenters for the long-haul, which we expect to support us right through the current labor shortage.  Accordingly, we have our clients’ interest and needs first and we’re persistently planning on how to best accommodate their scheduling, quality, and economic needs when it comes to building their commercial or industrial building.

Tags: Design/Build, Professional General Contractor, Scheduling

Construction Broker Service Comes up Short in Professional Construction Services

Posted by Cory Sursely on Mon, Nov 28, 2016 @ 10:00 AM

worker-figuring-edt.jpgAs construction broker companies continue to pop up, they’re coming up short compared to a Design/ Build – General Construction (DB-GC) Firm in many important areas for project success.  DB-GCs provide much more control over the schedule and the budget on your project versus a construction services broker.

A DB-GC will typically have their own self-performed trades working on the project site.  Additionally, for us, a full-time, skilled, project supervisor will be onsite 100% of the time for the duration of a project.  Having these company representatives onsite helps set the pace of the work, keeps the jobsite and scheduling organized and as a result incites progress on the project which in turn controls the budget.  With a DB-GC, you’ll also be supported by administrative staff dedicated to keeping record of insurance, invoices, sworn statements, waivers, etc. which are easily tangled if not managed properly and in real time, causing issues with financing and liability.

Additionally, a brokerage company doesn’t have “skin in the game”.  They have very little committed, i.e. no office, no staff, no equipment, and typically no ties to the community.  It’s very easy for them to walk away if things don’t go well.  Some building owners may think that should result in lower fees because the broker doesn’t have the overhead, but they also don’t have much incentive to stick through complications or hold subs accountable to their contracts and warranty work if there’s an issue after the project is done.    

Across the industry, we’re facing a labor shortage.  A broker has to rely on finding an outside contractor for every single trade because they don’t self-perform any work nor have the staff to do so.  Going forward, this shortage could result in additional time to the schedule throughout the industry; however a DB-GC is able to self-perform several trades, so this will more likely help minimize the gaps the shortage could cause with the schedule.  For instance, a DB/GC can begin site work while the other skilled trades are scheduled in the meantime.  Additionally, as the project progresses, the DB-GC can start rough carpentry if other remaining subs are needed to be scheduled.  Again, this will result in better control over the budget and schedule. 

Finally, lower price is the possible competitive benefit a broker can offer, which can make them attractive in the beginning.  In other words, a broker needs to shop around to get the lowest priced services to be competitive in the market.  Therefore, to get to that price point, they may have to select lesser quality subcontractors, which means that the quality of the work may be poorer, the schedule delayed, and warranties difficult to honor within a timely manner.  Often times, brokers are not local to the area and are blindly seeking their outside contractors in a market about which they know very little.  They don’t have relationships or the knowledge of subcontractor work history, which is a risk a building owner faces for the future of their building quality and warranties.

The leverage that a broker has over a full team of outside contractors pales in comparison to a professional DB-GC to maintain quality, protect the building owner, and deliver a project on schedule.  Our industry is going to be facing difficult times until we’re able to beef up the training programs for skilled labor, but by having our own team of craftsmen and subcontractor relationships throughout Michigan and reaching further into the Great Lakes Region, we’re able to deliver the quality and reliable construction services for which we’ve come to be known.

Inquire Here

Tags: Design/Build, Professional General Contractor, the Wolgast Way, Scheduling, Good for Business

Medical Office Design and Construction for Savvy Docs

Posted by Cory Sursely on Wed, Sep 07, 2016 @ 09:07 AM

MedicalExpertsVid.jpg

For over 65 years, Wolgast has developed specialty design and construction services for Medical Practitioners and efficient use of their space.  We keep in mind the patient flow, staff flow, regulatory requirements, and design elements for comfort for all.  Please view the short video linked above that displays our experience and abilities to make your space great for everyone who uses it.  If you have plans for a new office or remodeling/adding onto your existing space, please contact me to discuss your plans at no obligation to you.  Build with Wolgast to Be in Business Faster!

Dr. Michael Shepard, Building Expert for Physicians, can answer your questions at:


800-WOLGAST  |  mshepard@wolgast.com  |  #godesignbuild  #theWolgastWay
855-WOLGAST  |   www.wolgastrestoration.com  |  Insurance Restoration – Fire/Flood/Wind

Tags: Medical Office Construction, Design/Build, Professional General Contractor, the Wolgast Way