2B — May 27 - June 9, 2016 — Owners, Developers & Managers — M id A tlantic
Real Estate Journal
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O wners , D evelopers & M anagers By Ryan Regina & Mike Regina, Big Sky Enterprises Choosing the right construction manager and design/builder
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n today’s economy, any or- ganization looking to start a new construction project
entire project life cycle and do not provide the comprehensive oversight that allows clients
continued on page 20B • Engineering: A veteran construction manager and de- sign/builder will partner with an engineering firm based on three criterion: The first is an exceptional relationship with town, borough or city personnel to better ensure required town- ship approvals are secured. The second is firm size. Usually the bigger the firm, the higher ment experience to do the job effectively. While development is viewed as exciting and chal- lenging, it’s usually underesti- mated from a time and experi- ence perspective. When devel- oping in the commercial realm it’s important to hire a firm that has a demonstrated track re- cord of working in partnership with high caliber architects, engineers and subcontractors with synergistic philosophies and culture to deliver a high quality product. • Land/Property Acquisi- tion: The most critical step to a successful land acquisition is a properly structured agreement. While this may sound elemen- tary, all too often organizations forego consultation and enter into a land agreement that doesn’t provide them the pro- tection they need when faced with unforeseen circumstances. This can include land that ul- timately does not meet their needs, more time is required to complete governing approvals or, worse, the project fails all to- gether. Ensure the construction manager and design/build firm you hire has direct experience formulating land agreement documentation and be sure to cover a variety of “what if” scenarios as the paperwork is being prepared. • Architecture: The archi- tecture aspect of a project can make or break the budget if clarity is not achieved in the organizational phase. Prob- lems arise when organizations circumvent organizational and financial assessments and go right to the architect, which can lead to multiple plan changes throughout the design phase or a floor plan that does not meet organizational needs. A quali- fied construction manager and design/builder will work very closely with the architect, along with professional subcontrac- tors who will be performing the work, to ensure project parameters are crystal clear and maximize the chance of the project being completed to spec, on time and on budget.
faces certain cha l l enges . C h o o s i n g t h e r i g h t construction manager and design/build- er using cri- terion based on individu-
to disengage f r o m t h e construction project and maintain fo- cus on their other busi- ness devel- opment and growth initia-
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Ryan Regina
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alized, industry-specific needs can make the difference be- tween a successful project and a bona fide disaster. With the glut of service providers floundering in this space and willing to cut deals – and corners in kind, it’s imperative to take even a few fundamental considerations into account before signing on the dotted line. A commercial construction project usually involves one overriding factor above all others: the bottom line. While certainly a critical factor in the decision making process, budget should not be the only one. When cost alone is the pri- mary focus of a project, serious repercussions are likely to fol- low - poor service, time delays, hidden costs, changes orders, and non-existent follow up to name just a few. When vetting construction managers and design/builders, it’s important to consider each and every aspect of the project “life cycle,” from the company’s own vision to the post-project completion period. Here are a few key life cycle-based hir- ing considerations from Ryan Regina, co-founder of Big Sky Enterprises (www.bigskyllc. com): • Budget: Understanding precisely how financial limita- tions will impact the related financing process at large is far easier when partnering with an organization knowledgeable about commercial construction finance and can walk the cus- tomer through each and every step. While most developers and design/builders will simply refer their customers to a bank or other lenders for financial advice, its best to seek a higher caliber, full-service firm that provides such financial plan- ning consultation in-house. • Service Scope: The con- struction manager and design/ builder industry is fragmented and there is little service stan- dardization. The majority of companies offer only a portion of services required in the
tives. It’s optimal to retain a construction manager and design/builder with a full so- lutions, end-to-end project management approach, which offers the benefit of single contact-point project control and accountability. • Image: If the proposed project is out of reach due to image reasons, a reputable developer and design build organization should be willing and able to help resolve. This may involve the need to table the project for as long as neces- sary and assist the organization in corrective measures, such as an image change. Presenting lenders with the right image as a borrower can be facilitated by an experienced developer and design/builder that provides financing procurement as a ser- vice. Additionally, appearance is everything with local and re- gional authorities who can also impact a project. To best ensure necessary municipal approvals are granted, hire a developer and design/builder that can position and project your image in a way that’s accurate and a benefit to the community. • Industry Experience: Whether a medical office, a church, an office park or any type of commercial property, each type of business has spe- cific needs that not all construc- tion managers and design/ builders are prepared to meet. It is essential to hire a company with the ability, experience, and expertise necessary to plan and execute the project so that it meets both the vision of the client and realistic financial restraints. Companies that are suited for a given project will not only have the technical ex- pertise to build a new facility to the desired specifications, but will also have the client’s best interests in mind throughout the entire process. •Development: Many times organizations attempt to serve as project developer only to learn it takes a specialized skill set and years of develop-
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