This is a guide to the typical procedures associated with a design/build project. It is broken into two distinct phases, Design and Construction. Although some of the components overlap, the Design portion is distinct in establishing the overall parameters of the project, leading to a well planned and executed end result. We offer this information to assist you, the client, in better understanding the process of renovating or relocating your office environment, and hope it will be of benefit.

 

Our first step is to establish who our key project contact will be. The intent is to minimize the timeframe involved in the decision making process, by reducing the number of people our team will deal with directly on a day to day basis. We recommend one key contact, The Facilitator, who is in place to deal with any questions that arise in short order. While The Facilitator plays the lead role in decision making, the opportunity to liaise directly with other parties on a less frequent basis should always be available.

 

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The project team reviews the project criteria to establish the variations in the project criteria as they relate to the space available. At this stage, with our project requirement recommendations in place, approvals are required.

 

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In addition to a mandatory site review, we familiarize ourselves with the existing site conditions by reviewing the base building specifications and drawings. Totalplan Inc. has worked extensively in a wide variety of buildings and is very familiar with landlord requirements. We are also familiar with numerous corporate specifications and can readily respond to individual requests.

 

Based upon the information gathered in the site review, and the general project objectives, Totalplan Inc. prepares a block diagram for presentation, feedback, and approval of management. Revisions are provided as necessary.

 

 

Subsequent to, and in conjunction with, the approved program and preliminary space plan, Totalplan Inc, then develops thorough space plans that identify all the components to be included in the construction drawings. This information forms the basis of the budget once it has been approved.

 

 

A detailed budget is then developed for review and approval. Selected trades, that are familiar with the building housing the project, are consulted to assist in the accuracy of the budget. The budget phase involves:

1. Refine Budget and scope of work.

2. Detail outline costs for:

• Drywall • Doors • Ceilings • Millwork • Finishing

• Electrical/Telephone and Cabling • Mechanical • Flooring • Special Surfaces • Demo

 

3. Review with team.

4. Budget Approval.

 

Working Drawings are now created to follow through with any details necessary to complement the budget. Finishes and details are selected to coincide with all allowances approved. Complete electrical information is forwarded to the engineers. Drawings include: Construction, Doors Frames and Details, Millwork, Finishes, Hardware, Reflected Ceiling Plan, Electrical, Mechanical, Data and Telephone notes.

 

Totalplan Inc. coordinates the flow of information and specifications to the selected project engineers. This ensures that the overall design parameters are met and that the approved budget figures are not exceeded.

 

A detailed project schedule is created to determine that the site arrival timing of the sub- trades will be manageable based on the established occupancy date. Through our years of experience we are able to estimate the site time each individual sub-trade will require to complete their segment of the project, ensuring an non conflicting flow of work.

 

 

The Totalplan project team develops a management contract covering all phases of the construction project. This contract is specifically tailored to the individual project. Totalplan Inc., as a construction manager, obtains competitive prices from all subtrades based upon the approved drawings, supplies all necessary materials (purchased directly from the source to reduce cost) and provides the labor necessary to install these materials and complete the project.

 

Furniture and Equipment Specification and Procurement

 

Totalplan Inc. can inventory all existing furniture and equipment for relocation. A report is then developed for review and approval by management with recommendations for new furnishings per area and a budget is then developed particular to each area. Totalplan will determine specifications for any new furnishings and equipment, select primary and alternative sources, and negotiate pricing and payment terms with these sources. Totalplan Inc. will arrange for all shipping, storage, insurance, delivery and installation of both existing and new furnishings on the clients behalf.

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