How Construction Modernization Can Help Older Buildings

Posted on April 29, 2013 by Chris Rowe

At the end of a building’s life, government organizations and school districts often face the expensive task of decommissioning a major investment. Construction modernization can provide struggling schools with an affordable alternative to demolishing existing buildings while meeting today’s safety, building and accessibility codes. The life of a school district’s original investment is prolonged and the newly modernized building receives energy-efficient updates with a fresh look.

New and Improved Buildings

Depending on the specifics of the project and building type, construction modernization may include a variety of improvements and alterations. Some of the most common changes and enhancements include:

Fresh Exterior – For a more modern and visually striking appearance, the exterior may see changes in the exterior walls, roofing materials, restored finishing, door replacements, new trim and gutters, and a fresh coat of paint.
Landscaping – Improvements to the grounds may be made including resurfaced walkways, covered walkways, tiled paths, dining areas and curbs.
Damage Repair – If the facility has been damaged by wear and tear or natural elements, construction modernization may repair damages and restore functionality of the building.
Room Additions – For facilities with a need for more space, additional rooms may be added. Each additional room will be complete with electricity, water, data transfer, heating and cooling, and an intercom. Additional rooms may be standalone or be integrated into the existing building.
Commercial Kitchens – Buildings in need of food preparation areas may add a commercial kitchen. The new kitchen comes complete with installation and/or replacement of all major appliances and equipment.
Interior Upgrades – The interior may be enhanced with custom paint or flooring, new fixtures and appliances, window treatments, replacement cabinetry, ceiling replacements and reorganization to enhance the overall visual appeal.
Athletic Fields – Tracks, fields, equipment, bleachers, concession stands, locker rooms, fencing and even entire stadiums may be upgraded for better functionality.
Technology Improvements – In addition to all other services listed, other state-of-the-art improvements may be made to the school including technology services, learning environments, teachers’ lounges and more.

In addition the above modernizations, many facilities also receive energy-efficiency upgrades. Typical upgrades include new windows and doors, insulation installation, replacement of HVAC systems and more. These “green” updates make these important buildings comfortable, clean and eco-friendly.

With Southern California being subject to the San Andreas Fault, many schools and other government buildings see a variety of minor damages each year. Construction modernization can help these important facilities save money, all while remaining functionality and appeal.

What are Pre-Construction Services?

Posted on April 22, 2013 by Chris Rowe

In the past, pre-construction was a series of estimates that helped everyone to understand how much a project would cost and how long it would take. However, the term now encompasses a wide range of services and tools based on the client’s needs.

What Is Pre-Construction?

Pre-construction services include total budget, time estimates, material options, value, risk and even virtual designs. Before the shovel even hits the ground, the construction manager will cover a variety of options available such as LEED, cost management and design. From inception to completion, each item will be assessed over the entire project to ensure that the planning, coordination and control of the project meet the client’s standards.

Pre-Construction Software

Gone are the days of time-consuming calculations. In today’s construction world, companies use a pre-construction process that utilizes powerful construction estimating software. This new technology provides more accurate estimates with fewer man-hours, making the entire process smoother and much more affordable. Time and money is also saved once construction has started, as estimates are more accurate than ever before.

Services Included

The scope of pre-construction services is tailored specifically to the client’s goals and needs, including specifics regarding the construction delivery method and design phase. Typical items covered in pre-construction include:

Planning and Reviews
Budget Estimates and Value Recommendations
Structural and Systems Construction
Means and Methods
Scheduling, Logistics and Sequencing
Quality Control and Assistance
Risk Analysis and Safety Planning
Development Strategies
Work Scope
Subcontractor Pre-qualification
LEED Analysis and Evaluation
Virtual Design
Project Milestones and Ongoing Estimates

With so much information covered by pre-construction services, it’s easy to see why so many companies are taking advantage of this newer technology. Not only is it a valuable tool for both small and large projects, but it also makes the entire construction process smoother.

The intent of pre-construction is to work with the client to deliver the perfect plan before the project begins. In addition to simple estimates, the pre-construction software and team can help the client make important decisions regarding design, evaluation, studies, value, scheduling and constructability reviews. Design costs, land acquisition, permits and lifecycle costs may also be included. Oftentimes, negotiation will also be covered in pre-construction. This is typically accomplished by agreeing on a maximum price for the entire project. In the end, pre-construction services are designed to make life easier for both contractors and project owners.

Design-Build Construction & Its Benefits

Posted on April 15, 2013 by Chris Rowe

Design-Build Construction and Contracting

Depending on the nature of a construction project, owners may decide to consider a design and build contract. The decision for a design and build contract usually comes down to risk management and value. Owners who expect to own a project for a long period of time typically choose a design and build contract due to low maintenance costs and high value.

What Is It?

A design and build contract is a type of construction project in which the design and build team work together under one contract with the owner. These unique teams provide design, building and construction services in a unified contract from inception to completion. Put simply, these types of projects are built to put skilled engineers and designers in one place to make construction projects easier for the owner.

Defining Design and Build

When an owner opts to award a project based on price, they hire an architect to develop the concept and provide the drawings for bidding purposes. The owner or architect will then hire an engineering service for all engineering aspects of the project. If the owner decides, they may qualify potential bidders to assure that all work is completed within their specifications and the guidelines of the city and/or state.

Benefits

These contracts are incredibly beneficial for the owners due to the ability to guarantee pricing early on in the process. However, a design and build contract also helps by:

Ensuring Qualifications – Owners can easily make an informed decision by qualifying contractors based on proven records. Owners may also qualify bidders by considering other factors such as their past performances, safety features, schedules and other factors.
Alternative Materials – Owners can try out several different materials and technologies they might not have previously considered.
Speed – Design and build contracts typically have shorter project schedules. This means that the design, build and even construction phases are much shorter. As the design and construction phases overlap, early qualifications and bidding can take place even before the design is completed.
Creativity – Projects are typically more creative as design and build teams often compete to provide the project owner with the best value available, no matter what materials and technologies are chosen.

You can fast-track your next project by choosing a design-build team. Each person in the team is united in every aspect of the project, aiming to quickly obtain proper permits and certification goals like BIM and LEED. While you still retain a majority of control, a design-build team can help cut through the red tape and complete the project faster. As a result, communication and creativity become the driving factors, reducing time, money and common construction problems.

How To Use a Construction Calculator

Posted on April 8, 2013 by Chris Rowe

There are several factors that can influence construction costs. Everything from geographic location, to detail and workmanship, to materials and even interior finishes can cause construction costs to vary. Fortunately, there are many different calculators available which will base construction costs on data collected from similar projects. The data includes current economic conditions and level of professional expertise to provide users with an estimated cost.

Used by builders, contractors and even project owners, construction calculators are the ideal way to provide accurate estimates on any project. With many enhanced features, these calculators can provide costs of materials, professional services and unforeseen expenses.

How To Use A Construction Calculator

Creating an accurate estimate of construction costs requires careful planning. Reviews of architectural drawings and specifications are essential to ensure that you don’t go over your budget. There are several steps to creating an accurate estimate:

Review Drawings – Carefully review all drawings you have received. They provide important data for the construction. You can find out a variety of items such as materials used, man-hours and even the brand of light switches you want. These brands, items and materials will help you to acquire an accurate estimate for the project.
Visit The Construction Site – Drive out and visit the construction site. Look for any possible complications, such as light posts that will need removal or cables that may be in the way. A construction site with potential issues may drastically increase the price.
Contact Subcontractors – If you know you will need a specialist or extra suppliers, contact them to find out the prices for these services.
Use Construction Calculator – Once you have obtained all the information, plug the details into a construction calculator for an estimate.
Add Overhead Costs – Add a percentage of the total for overheads and profits. This will vary greatly depending on current economic factors and size of the project.

By including all relevant data and details you can obtain an accurate estimate. Do keep in mind that as the project scope changes, the costs may also change. Always stay up-to-date on the process for the best estimations.

Construction calculators are essential for all types of projects as they help to save time and money. These calculators allow project owners and contractors to complete projects more efficiently and effectively by projecting the cost and time needed for a project to be completed. To ensure accurate estimates, calculators are adjusted periodically based on known changes.

Lease-Leaseback Construction: Saving Time and Money While Encouraging Collaboration

Posted on February 11, 2013 by Chris Rowe

Lease-Leaseback construction is a form of Design-Build allowed in accordance with the provisions from California Education code section 17406 (for K-12 districts) and section 81335 (for community college districts), which permits the District to select the most qualified Project Team for design and construction.

Main Features

· Qualifications-Based selection.
· Two leases executed (Site lease and Facility sublease).
· Builder and Architect may be hired under one contract.
· Separate contract for design and preconstruction services.
· Builder may award trade contracts based on qualifications and/or low responsible bid. Award is based on best overall value.
· Builder is paid through lease payments.
· Possession of the site returned to District at termination of lease.

Pros

+ Preconstruction services by builder provides collaborative planning and design assistance.

+ Builder provides district with a guaranteed maximum price.

+ Builder assumes risk for cost overruns.

+ Builder bonds entire project.

+ Complete control of project schedule.

+ Builder bound to approved plans and specifications.

+ Selected group of qualified bidders based on best value criteria.

+ Builder provides post construction services.

+ Extended lease financing.

+ Extended Maintenance alternatives.

+ May require less District involvement with collaborative, full-service deliverables.

+ Consistent Design-Build team throughout project.

Cons

- Multiple competitive bids on subcontracts only.

- May result in complaints from contractors not selected.

Lease-Leaseback is a financing tool provided within the California Education Code which allows a district to select a Design-Build team based on qualifications rather than assume the risk inherent in the low-bid process. In a Lease-Leaseback arrangement, the District leases a parcel of land to a developer for the purpose of constructing a building for the District. The building is then leased back to the District for a stipulated period of time, after which the property and the building revert to the District.

The following are some answers to frequently asked questions about Lease-Leaseback:

Is a School District required to competitively bid a design-build project under Lease-Leaseback arrangement?

California Education Code section 17406 (for K-12 districts) and section 81335 (for community college districts) allows for the construction of improvements to district-owned property without competitive bidding under a Lease-Leaseback arrangement. The State Attorney General has also issued an opinion supporting the legality of this method (CV71-245, Dec. 31,1971).

How would this be beneficial to a School District?

Public contract laws leave school districts little room for the discretion to select a builder on the basis of proven ability to perform. Districts are required to accept the lowest bid, thus opening themselves to the possibility of low quality workmanship, change orders, and time over-runs. The Lease-Leaseback arrangement allows a district to select a design builder who they trust and have developed a positive working relationship with. A guaranteed maximum price can be established, greatly reducing (or even eliminating) change orders. Districts will spend far less staff and board time managing construction projects.

Wouldn’t these same benefits be available using a Construction Manager?

While a district may hire a Construction Manager (CM) on the basis of qualifications, the CM may not perform any of the work and must competitively bid all prime contracts, subjecting the district to many of the same risks as a “hard bid” project. Additionally, the district assumes all the risk of holding multiple prime contracts.

LEED Construction Can Help Your Business

Posted on January 28, 2013 by Chris Rowe

In the first stages of planning a construction project, you may frequently hear the term “LEED.” LEED stands for Leadership in Energy and Environmental Design. It is a green building program that is internationally recognized, providing facilities owners, designers, and builders with the necessary framework for executing decisions in an energy and environmentally-conscious manner. As of May 2012, San Diego was ranked as one of the top ten LEED construction cities based on Registrations and Certifications.

Besides being healthier for occupants, LEED-certified buildings:

Lower operating costs
Increase value
Reduce waste
Reduce harmful greenhouse gas emissions
Conserve water and energy
Qualify for tax rebates and other incentives in most major cities

Choosing to employ a LEED methodology pays dividends in a number of ways.

LEED Reduces Risk

With regards to building code requirements, LEED certification goes above and beyond typical certification mandates. For example, third-party verification of a building’s ability to protect indoor air quality can protect you against health-related lawsuits from tenants.

LEED certification can also reduce financial risk because green buildings tend to sell and lease faster than similar non-green buildings in the same area.

LEED Attracts Tenants

Smart tenants are attracted to the benefits that green buildings offer. They know that LEED certified buildings offer healthier indoor environments and lower operating costs. Developers have noticed that both occupancy and rent tend to increase around 6 percent for new construction projects. For green updates to existing buildings, occupancy increases around 2 percent while rent increases by 1 percent.

Tenants also appreciate the prestige associated with saying that their office or residence is a LEED certified building.

LEED Is Cost Effective

Green building pays off and LEED certification can even increase these savings. The cost to achieve LEED certification does not usually add substantially to a project’s cost; however, an initial investment of 2 percent in green building design can result in a lifecycle energy savings average of 20 percent of the total construction costs. That is more than 10 times the initial investment. These buildings also tend to sell for up to 10 percent more than non-LEED buildings.

While traditional, non-green buildings have served us well, adapting to new techniques in construction and utilizing modern building materials provide benefits for owners, tenants, and the environment.

The Benefits of Building Information Modeling

Posted on January 21, 2013 by Chris Rowe

Building Information Modeling (BIM) is a way to digitally represent both the physical and functional characteristics of a building. It is often used by contractors to show clients a 3D model of their prospective facility. But unlike simple computer-aided design, BIM encompasses every aspect of the design process including structural systems, wall systems, HVAC equipment, window and door schedules, and plumbing fixtures. A complete building information model also includes the supplier and manufacturer information down to the exact square footage of all materials required for the project.

The Benefits of BIM

One of the most significant benefits of using building information modeling is the cost savings to the owner of the project. Using BIM is like looking into a crystal ball. Problems are identified early in the planning process and steps can be taken to address such problems before construction. Early detection avoids costly rework costs and delays. It is not only beneficial to the client to use BIM, but also attractive to contractors who can finish the job more efficiently, thus passing the savings to the owner.

Using BIM Post-Construction

Some building planners fail to realize the value of BIM past the initial construction planning process. Within the life-cycle cost of a building, the largest expense comes from operations and maintenance (O&M). In many cases, operations and maintenance of a building can account for 85 percent of total ownership costs. Building information models can be used as a facilities reference, providing a single location for updated as-built information. This means that if a tenant wants to do something as simple as repaint the walls, the building information model can supply the exact square footage of that wall, allowing the owner to purchase the exact amount of paint required for the project.

In contrast, without a building information model, the owner would have to reference paper plans to complete a time-consuming, hand-calculated takeoff. There is no guarantee that these plans will be in acceptable condition and, in some cases, end up lost.

Echo Pacific Construction recommends the use of BIM because an owner continues to benefit from BIM long after construction is complete. Also, when used in the preconstruction process, BIM reduces construction costs and shortens schedules.

Constructing a Solution for Over Crowded Schools in California with Construction Modernization

Posted on January 7, 2013 by Chris Rowe

The educational system and schools in California are up against many issues that can take years to mend. One problem that cannot be overlooked is the overcrowding of schools. Temporary classrooms and poorly constructed buildings are potentially dangerous as are the lack of school supplies for all students. Fortunately, many schools are looking towards construction modernization to address these issues and transform schools back into great learning environments for the current and next generations of students. Click the title above to see the full infographic with plenty of great content, data and statistics about California’s overcrowded schools and the plans to make them better.

Construction Modernization Provides New Life to Dated Structures

Posted on September 25, 2012 by Chris Rowe

Construction Modernization Can Upgrade Any Existing Structure

At the end of a building’s life, school districts and government organizations face the expensive and challenging task of decommissioning a major capital investment. Construction modernization can provide cash-conscious entities with a cost effective alternative to demolishing existing facilities while meeting today’s building, safety, and accessibility codes. The life of a district’s original capital investment is extended and the newly modernized building receives energy efficient updates and a fresh new look. Echo Pacific has the expertise to offer a variety of construction solutions tailored to meet each organization’s unique needs and challenges.

Construction Modernization: Breaking Ground

A New Foundation

The San Andreas Fault runs nearly the entire length of California and is the source of major earthquakes throughout the twentieth century. Structures built before 1978 that have not had specific seismic updates do not meet today’s earthquake safety standards. During an earthquake event, these seismic updates significantly reduce the risk of occupant injury and structure damage.

California Office of State Public School Construction – $28.780 Billion Dollar Bond for School Improvement

Facilities need more than solid bones – they need to be functional. Echo Pacific’s construction modernization projects typically include technology upgrades designed to provide the latest connectivity and productivity enhancing tools to your staff and students. Improved lighting systems and centralized HVAC controls reduce energy costs and provide a consistent, comfortable work/learn environment for occupants. Instead of generic classrooms, many organizations are choosing to create specialized rooms with smart board technology. Echo Pacific will help clients oversee everything from paint to furniture selection.

High Efficiency

Higher energy costs coupled with slim operating budgets have many facilities managers looking for ways to decrease energy usage. Echo Pacific Construction modernization can help minimize any building’s energy needs by upgrading windows and doors, installing highly efficient insulation, improving the use of natural light, and replacing old HVAC systems and ducting with their high-efficiency counterparts.

The price of solar and other renewable energy continues to fall. With federal and state grants, solar resources become even more enticing. Solar panel (PV) arrays provide low-cost, low-maintenance electricity with no environmental impact and at today’s energy prices, can now provide an ROI in five to ten years, making them a solid investment for the future.

For your modernization, Echo Pacific has no equal. Echo Pacific’s modernization process optimizes your investment by addressing building codes, material selection, design principles, and construction techniques. Modernizations improve safety, functionality, aesthetic appeal, and most importantly save money.