RAL Design brings value to projects by reducing change order requests (COR’s) from the contractor, facilitating collaboration between architects, engineers, and contractors to solve complex issues, and carefully managing scheduling issues to ensure the project is delivered or before the desired completion date. Additionally, we meticulously track RFI’s, submittals, ASI’s, and other correspondence to make sure the owner receives precisely what is specified in the contract documents.
We perform a detailed construction review before the commencement of the project to identify potential issues or conflicts. By closely monitoring OAC meetings and taking precise notes, we strive to remain acutely aware of all issues on the project, keeping the owner involved along every step. We provide solutions and recommendations that are beneficial to the project and pride ourselves in forecasting potential issues before they delay the project. This pre-project planning and forethought keep a project on time and within budget.
While we do not want to offend any of our architect buddies out there, we see many significant issues drafting projects in cad. With much respect for the architect, they try to detail out all the items to completion. We find the issue becomes more complex with hiring more professionals. To set the stage for the issues, we will give a simple example of a wall in a simple home. As the architect starts their design, they think about the wall, the stucco on the outside, and the drywall on the inside, then make a note to insulate this wall. Then as the engineer designs next, they need plywood on 2 sides for sheer; the mechanical engineer puts return air and drains from the master bath above. This wall is filling up quickly on paper.
Everyone hurries to complete their deadline, and permits get issued. Great day for the ownership! Now construction starts. This wall is bid with 4 framing contractors, and finally, a winner selected. The framer comes out does his layout with concrete sub, and all hardware is set before concrete. Things are going great; concrete is poured, and the owner is happy. As the job continues, this wall gets framed as the architect drew, then all trade work goes in stucco wraps the exterior. At this time, those minor issues that got overlooked start to surface. The drywall contractor got ready to start and come to the job site office and asked the superintendent, “Hey how do you want us to finish at the stone?” The superintendent walks about and says, “should be flush.”
The drywall sub prepares his change order to fur out this bathroom wall. Ownership asked and approved this minor change order. Wall will be “furred” out to satisfy the designer in return the owner. Then the electrician comes in and says Hey, you guys are burring my boxes. His change order is approved, then the plumber and his valves, the carpenters’ door jams, Etc. Panic sets in with the owner, and a meeting called.
The architect says I drew it that way, but the contractor is responsible for checking all details to ensure the wall is built right. The contractor says he must follow the plans the city approves, and this is the logical next step. The engineer makes you add hold-downs and posts because your plywood on the interior will not attach to the furring added, and the framer gets another change order. Now the owner feels lost, upset, and at the mercy of the quality of people he has hired to coordinate all these issues with math and calculators and hope everyone gets it right If not, the owner is stuck holding the bag.
All this makes it very difficult to set final budgets and gives owners the power to control and understand the project’s little details.
Please contact us schedule and in person meeting to discuss your projects needs.