+1 212-936-4500
process
Our Unique Approach.
“We, as builders, have a far greater responsibility than merely purchasing and directing the installation of materials to complete one’s vision. We must integrate our expertise with the creator of that vision to fully understand the intent. Only then, can we execute the process in the most efficient and cost effective manner.”
Being builders since 1912 has taught us to understand what we know, and we proceed appropriately.
As a full-service Construction Manager, our services consistently align with but are not limited to those outlined in the American Institute of Architects’ (AIA) standard of Pre-Construction and Construction Phase Services. R+R cannot perform our duties in a vacuum. Only when we fully understand and respect the owner’s vision can we bring it to life. The collaborative process and responsibilities of all parties combined ensure the project’s success and consistency of the owner’s interest.
The Master Builder – prior to the 1900s, for 4,000 years, was the Architect, Builder, and sometimes even the Owner. The struggle for team collaboration in many of the key elements of cost management, means and methods, and constructability fell within the responsibility of ONE individual (the ultimate collaboration). While licensing, specialization, liability issues, and other factors make this model formula unrealistic to operate as it previously existed, the collaboration and teamwork spawned by the Master Builder are the driving forces of our culture and one primary key to our success. Our disdain for Lump Sum Bidding, especially in a market such as this, which has stripped these very [successful] principles, leaving adversarial project teams, above the cost and quality. We must work together.
Pre-Construction is a Lost Art
To bring focus to the importance of the Pre-construction phase, Richter+Ratner has developed over time a methodology known as Technical Evaluation Analysis and Recommendation (T.E.A.R.™). It is a culture and mindset that better defines the construction industry participants’ roles and responsibilities during the Pre-construction phase (and beyond), by weaving in critical tasks and techniques (as further described) in order to ensure the most efficient and effective processes of this most critical phase of the project. It is based upon the underlying principles of the Ancient “Master Builder.”
The preliminary construction planning services that a given construction company implements before construction begins, or “Pre-Construction,” is the most vital and often either overlooked or underutilized period of preparation, which combines the knowledge, resources, and expertise between professionals. Among the many systems and technologies that have been developed and are continually enhanced allowing for reduced costs and time are:
- Collaborating on the development of constructability and other means to make the process efficient
- Monitoring the overall scheduling to develop a critical path for all team members to follow
- Monitoring the budget with ongoing price checks to ensure that the design is developing within the parameters of the cost
- Performing exploratory work in developing project-specific requirements and, when necessary, developing phasing plans or other documents to ensure safety and efficient workflow while taking into consideration areas that will be affected by potential noise, dust, vibration, or any other disturbance.
- With so many other tasks that will be integrated into this phase, a “Plan” is developed that, if successful, minimizes financial risk and exposure to other impediments.
- Foregoing the pre-construction phase, typically enamored by a “Lump Sum” route, has proven to risk quality and cost exposure, at minimum.
- So many other tools and procedures are enhanced by the unity and collaboration between the architect and Builder, including:
- Design Assist
- Drawing Review
- Constructability
- Means & Methods
- Probes
- Mock-ups
- Phasing & Logistics
- Cost Studies & Value Engineering
- Conquering Multiple Tasks
- Other Services as required
As builders, our services consistently align with or exceed those required by the American Institute of Architects’ (AIA) standard of Construction Phase Services. However, R+R cannot perform our obligations in a vacuum. The collaborative process and responsibilities of all parties working together ensure the project’s success and consistency with the owner’s interest. R+R’s objective is to build the project for the lowest possible cost with all quality, scope, and schedule goals met or exceeded.
To that end, the constant refining of the budget reflects the latest pricing, which includes any pending, anticipated, or approved change orders. The objective is to manage expectations and limit surprises.
Where possible, we overlap our efforts during this pre-construction phase, encouraging the team to refine the project’s intent and details together. We find that integrating into all pre-construction meetings with the Owner and design team ensures that everyone remains informed of critical deadlines and milestone deliverables, including early Bid Packages, which helps us reduce or eliminate the gaps that often lead to change orders. By striving for the most efficient set of documents and a well-organized process, we’re better able to integrate the project-specific constraints and impediments such as phasing, coordination, logistics, and staging. These factors are baked into each subcontract and rigorously enforced in the field. The process is encapsulated by our T.E.A.R.™ process
R+R has assembled an extensive and impressive database of subcontractors and vendors. The importance of this cannot be overstated. Utilizing the right resources for specific tasks is vital in executing the design intent while working in tandem with all other trades. When the lowest number overrides quality and expectations, failure is inevitable. Every subcontractor we use has been “pre-qualified” in terms of work performance, experience, manpower, financial standing, ability to meet schedules, and service. We match each project with subcontractors based on its particular requirements, resources, and skills. Some subcontractors are better suited for specialized work than others. Our job is to align the appropriate constructability expertise and means and methods with the project’s needs.
We place significant emphasis on availability of labor and sequencing to ensure smooth transitions between trades and optimal project flow. Throughout every stage, we maintain flexibility, creativity, and sensitivity to design, ensuring that form and function are never compromised. Our experience with multiple delivery methods and familiarity with trade issues helps us anticipate and resolve challenges quickly.
Our project management approach is rooted in thorough and strategic planning. We define milestone dates, monitor long lead items, and maintain comprehensive scheduling—both initial and ongoing. We are also prepared to examine recovery schedules if project progress is hindered.
Our role is like that of a conductor in a finely tuned orchestra. The success of any project is driven by precise planning and the diligent execution of that plan.
“The Construction Manager accepts the relationship of trust and confidence established by this Agreement and covenants with the Owner to Cooperate with Architect and exercise the Construction Manager’s skill and judgment in furthering the interests of the Owner; to furnish at all times an adequate supply of workers and materials; and to perform the Work in an expeditious and economical manner consistent with the Owner’s interests.”
AIA A133-2009 Standard Form of Agreement between Owner and Construction Manager as Constructor
§ 1.2 Relationship of the Parties
Process
- SCALE NTS
- SHEET NO. A1.01
+1 212-936-4500
45 W 36th St. 12 FL, New York, NY 10018, United States