preconstruction services
The traditional bid/build process often involves designing your project, obtaining a build permit, and then seeking contractor pricing. Unfortunately, this method frequently results in higher-than-expected costs, which can lead to redesigns and additional pricing rounds. These delays can push back the start of your project, causing frustration and inefficiencies. Exploring alternative approaches may help streamline the process and keep your project on track.
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Welcome to Vanglo, where we specialize in comprehensive Preconstruction Services. Our experienced team, led by Principal Martin Warren and General Manager Neil Johnson, collaborates closely with clients and their design teams to sync the design intent with your construction budget parameters, from the schematic phase onwards.​
Early engagement with key subtrades, fabricators, and suppliers during the design phase, ensures an integrated delivery, embedded with accountability. Value Engineering allows the team to adjust design elements as needed, keeping your project on track and within budget.
​Reviewing all consultants’ details within this phase facilitates a collaborative response to the project and delivers a value engineered set of subcontracts with quantifiable pricing. We believe this early participation by the key constructors will create a deeper sense of project integration when delivering exceptional quality in a timely manner.
It’s critical that all aspects of the site build and prefabricated components are understood on a fundamental level, for the smooth marriage between various structural components . Building complex homes with fine finishes, requires early planning and persistent focus on all eventual connections.
We produce multi-staged detailed mock ups to review with architects, client and trades. Working as visual tools to help finalise key details and showcase a design intent.
At Vanglo, our preconstruction services aim to provide you with a detailed and workable budget, ensuring every aspect from foundation to finishes is thoroughly understood. Additionally, we will deliver a comprehensive Gantt chart outlining the build timeline, keeping your project organized and on track. We will guide you through each step, helping you better understand the construction process.
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Process of syncing the build budget and design
Upon signing the contract, a preconstruction services retainer will be requested based the size of your project. Our services will be billed hourly, and progress statements will be provided monthly. Once the Build Permit arrives the remaining retainer value will be applied towards the construction deposit.
Should either party decide to discontinue the relationship during the preconstruction stage, our contract embedded 'opt-out clause' can be activated, allowing for a reconciliation of hours against the retainer, with any remaining balance returned to you.
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A key deliverable during the preconstruction phase will be the working construction budget, which will outline budget milestones and provide a detailed view of costs at each design phase.
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Schematic Phase Estimate
A "Schematic Phase" estimate is created during the "Conceptual" stage of a project. This stage marks the beginning of project when initial spatial requirements have been established, and a space program is being formulated. During this phase, architects produce conceptual drawings of the space layouts and elevations while the design team explores various ideas regarding the systems to be implemented. At this point, the project is about 30% complete, we have enough information to prepare the first budget based on builder estimates and architect/client allowances.
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Preliminary Design Estimate
A “Preliminary Design” estimate can be produced once the project planning is focused on site geotechnical conditions, structural elements and the space program has, for the most part, been developed but additional changes or additions to the program are still being made. The preparation of detailed specifications for the project in all disciplines (architectural, mechanical, electrical and structural) are underway, the project development at this stage is approximately 70% complete. Vanglo will coordinate in-depth discussions with all consultants (Geotech/Structural/Mechanical/Electrical) on the project and calling in our key trades for initial discussions. At this point we progress through draft Build Permit plans to the BP submittal set, we have guide pricing from our key trades to produce the preliminary construction budget, in some cases, this budget will contain allowances for finishes.
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Construction Budget
A “Construction Budget” is prepared when a project is defined as having a finalized space program, and having the drawings and specifications for all disciplines (architectural, mechanical, electrical and structural) complete to 90% ~. Although addendums clarifying certain aspects of the project can still be issued at this stage of a project. We're working through construction detail drawings (IFC plan sets), and proceeding to attain quotes from all trades, fabricators and suppliers. Some finishes may remain as allowances. Market conditions may control pricing at the time materials are purchased. The majority of this work will take place during the period the permit is being processed at the local building authority.
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Construction Budget with Contingency
Finally, before receiving your permit, the local building authority typically send out a 'Prior to' letter after reviewing your permit application package. This feedback may require further adjustments to the plans and should those changes affect construction, may in turn affect the budget. Once any necessary budget updates are complete, the Construction Budget with an applied 15%
contingency budget (new construction projects), will be readied for construction. Choice changes can be made to the budget during construction through a Change Order, as laid out within our CCDC 3 contracts - Canadian Construction Documents Committee - to learn more regarding our contract administration - see our Project Admin page.
