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Typical Re-Construction Process

1-Interview Architect and/or Construction Manager 

2-Choose an Architect and/or Construction Manager 

3-Negotiate their price and contract terms
4-Evaluate construction needs

5-Prepare complete set of drawings and specifications
6-Submit complete set of drawings to bldg. dept. to obtain permits
7-While waiting for bldg. dept. response, prepare and send out bid package 

8-Conduct bidding process
9-Evaluate bids
10-Interview potential contractors
11-Choose contractor
12-Negotiate price and contract terms
13-Start project
14-Address changes required by bldg. dept. and varying field conditions. 

15-Negotiate change orders, some of which could have been avoided if the permit process was completed prior to the bid package being prepared.

Design/Build Process

1-Evaluate construction needs
2-Negotiate price and contract terms
3-Prepare drawings only as necessary and submit same to bldg. dept. to obtain permits. We submit only drawings that are required, which speeds up the process significantly. Submitting a full set of unnecessary drawings complicates and delays the entire process.

4-Start project
5-Address changes required by bldg department and varying field conditions.

Change orders will only be generated in response to unforeseen conditions such as framing damage or code upgrades required by the Building Department.


  • Warranty: Contractor and manufacturers warranties issued
  • Design time is reduced. Minimal plans are necessary since the building is existing and everything on the building will be replaced like-for-like. Construction drawings are simplified. The permit set will consist of a site plan and a general scope of work. We are in a continuous design process addressing all field conditions as necessary.  
  • Reduces construction calendar. Project can start within days of signing contract. Since all design is included, necessary revisons will be handled in-house quickly. The project is costumized to actual site conditions. The D/B contractor will design and implement repairs as necessary to address various conditions.  
  • Minimal change orders. No change orders will be issued due to design changes.  
  • Single point of contact, responsibility and project delivery. Conflict between design and construction are non-existent.  
  • With the undivided accountability, responsibility for defects or non-performance can not shift to another party.  
  • Increased cost efficiencies due to single source model.  
  • Flexibility in dealing with changes.  
  • Less paperwork.