As an architect you design for the present, with an awareness of the past, for a future which is essentially unknown.
We strongly believe technology is changing the way homes are constructed today. We use Bim (building information modeling) to first check for conflicts, design the final project, and control all costs. These models are exact. We can start with our scan to BIM for any project with an existing structure using our state-of-the-art scanning systems or import the files from your architect or engineers. Once the model is built into the software, we can make sure the entire project follows the plans. We offer our scanning services at concrete formwork, rough framing, and after-trade work before drywall. We can check all straight edging, lighting alignment and make sure all window headers all in alignment. We have also found this very helpful before releasing the final payment to a concrete sub or framer to ensure it was constructed within the contract tolerances. This prevents the drywall or stucco sub from charging more to fix the work done by the previous sub.
We offer services that range from a full-time site manager, part-time site manager, or remote management. Remote management is done by building a comprehensive model of the complete structure, then working with the local architect or builder to manage the build and respond to all RFI’s. We recommend having weekly or biweekly site meetings. During these site meetings, we use our scan to BIM LiDAR scanners to field scan the project. Then we can give contractor updates to wall plumbing, plug locations, and stair riser details from our office. We strongly believe this is the system of the future to minimize wasted energy to achieve the same goal—Perfection.
In the past, owners hired a general contractor to build their homes and hoped for the best. There was no control over the contractor’s payments to their subs and endless delays and change orders. Then when there was a problem, everyone blamed each other, and the owner was always stuck paying for these mistakes.
With an owner builder and owner’s representative (rep), the owner is in the driver’s seat. We first start with insurance. We have the ownership purchase a Wrap policy or Ocip (owners control insurance policy) That way, the owner buys the best insurance for the project and is in control of the policy and in control of how much each sub-contractor will deduct from their contract to cover this insurance. Subcontractors with excellent records are less expensive, but the “bad driver” with a record of claims pays a higher insurance policy. Owners recognize this before starting the project with subs and deduct the amount in the form of a bid credit to pay for the Ocip. Depending on spec or end-user, the owner can choose to have extended tail coverage while occupying the house for up to 10 years.
With subcontractors, the owner knows precisely the amount of each tradesperson and knows their scope of work. So many times, we here “that wasn’t in my bid,” and again, the owner pays for these items. We create a detailed scope of work that is sent to subcontractors for bids. It helps with the negotiations upfront and to avoid surprises during the build. It also keeps the owner informed on each item as to where the costs are paid. With the owner paying each sub directly, they know what they are paying for, and the project stays very transparent.
We have found it very successful for the ownership to build with this direct line of owner-builder to achieve the best quality subcontractors, materials, and end projects at a fraction of what the general contractor is charging.
IIBEC is the International Institute of Building Enclosure Consultants. Members specialize in design, investigation, repair, and management of roofing, exterior wall, and waterproofing systems.
24307 Magic Mountain Pkwy
Valencia, Ca 91355