Subcontractor collaboration and integrated design...My definition of Integrated Design (Draw Once)...

Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004

Subcontractor Collaboration and Integrated Design

Justin Apprill


Topics for Today

A Case for CollaborationA Case for Collaboration

Established Collaborative ProcessesEstablished Collaborative Processes

The Subcontractor’s RoleThe Subcontractor’s Role

Integrated Design – The Next StepIntegrated Design – The Next Step

Discussion / DebateDiscussion / Debate


A Case for Collaboration

A quote from an Owner’s Rep:

“This Owner has received a lot of value over the years

from a competitive bid process.”



How is value defined, and is it right?

Design

Construction

Building Operation




Costs and Economics of a Building


When the “team” is selected on bid price, what are the assumptions?

Design options utilized are the best to satisfy the Owner’s program

Design meets the budget

Energy performance optimized in design

Facilities operations optimized in design

The “team” selected thru hard bid will either accept the stated schedule or work together to develop a schedule that works best for the project…instead of themselves

The design is coordinated, everything fits with no wasted space, purchased equipment is close enough to B.O.D.

There are no missed prefabrication opportunities – they were all considered in the design

Everyone will be reasonable on changes


Common Processes

Design-Bid-Build

Design-Build

• With Subcontractor Collaboration

• Without (Design-build-bid-build)

Design-Assist Team


The Subcontractor’s Role

How does a Subcontractor bring value to the team?


Conceptual Estimating: Determine today what the job will cost tomorrow.



System Cost

Program Needs

Operational Costs

Energy Costs

Best Value Design based onTotal Cost of Ownership


Early Collaboration = Better Decisions

• System selection to maximize value to Owner

• Help the Owner choose systems, equipment, material specifications, etc. that are the best for their specific project.

• Early energy modeling and accurate budgeting are necessary to make the right decisions

• Prioritize the design process to stay on schedule and on budget



Manage the Design to the Budget Help Make Design Decisions Schedule Development Constructability Analysis Identify Prefabrication Opportunities

and other Methods for Optimizing the Build Plan



“So when is the best time to bring on key

subcontractors?”

0% D

esig

n

50%

Des

ign

75%

Des

ign

100% DesignConstruction

CommissioningFacilities Operations

0

1

2

3

4

5

6

7

8

9

10

Op

po

rtu

nit

y to

AD

D V

alu

e

Project Timeline

Value through Early Involvement

Collaboration Value @ 0% Design



No Collaboration

0

1

2

3

4

5

6

7

8

9

10

Pro

ject

Co

st

Project Duration

Schedule of Charges

Integrated Delivery - Anticipated

TARGET BUDGET LINE

Anticipated Billing Schedule - Integrated


Subcontractor Collaboration

“How do we keep the subcontractors from taking advantage of us?”

Work with the right partner• Capable of what you are asking

• Will estimate open book

Establish rules up front• Fees

• General conditions, indirect costs

• Basis for self performed work

Get the team you want

Focus on “final cost” not “bid day”


Integrated Design – The Next Step

3D Modelling

ESTIMATING

FABRICATION

PRODUCTIVITY


Integrated Design

My definition of Integrated Design (Draw Once)

• Design produced collectively by Design and Build Partners

• Early Partnerships

• Differences with Design-Assist/Build

Logistics of Integrated Design

• Successful Co-location, physical or virtual

• Subcontractor Team Members: Precon Managers, Superintendents, Project Managers, BIM Staff, Design Manager


Integrated Design

Benefits:

• Constructability design input greatly enhanced

• True coordination during design

• Design documents, fabrication documents, as-builts are an evolution of one set of files, not two

• Prep for prefab and multi-trade prefab starts at this stage

• Enhanced design-phase management keeps design team on schedule

• Drastic schedule savings = Increased Owner Profits






Multi-trade Prefabrication


Multi-Trade Corridor Racks

Sheetmetal

Cable Tray

Bridal

Piping

Fire-Protection

Seismic Rated Rack

Not Pictured:

University of Colorado Inpatient ExpansionInstallation of Multi-TradeSkids

“V” Notch Fit

Schedule Benefits - Corridor Racks

• On-Site Installation 2 weeks all Trades

• Traditionally (6-8wks)

• Represents 30% of floor rough-in

• Congested Priority Corridors

• Elimination of Trade Stacking

Multi-Trade Pre-Fabrication Headwalls

Headwalls shipped to

Schedule Benefits - Headwalls

• Medical Gas & Electrical (340)

• 14-20 headwalls installed in one day

• Installation of an entire floor (36 headwalls) takes one week (traditionally takes 2 months)

Bathroom Pods

• Pre-fabricated 144 pods

• 5 different types

• Designed Pod Cart

for Hoisting

Manpower Curve

• Flatten peak manhour spike (Leveled manpower load)

• Mitigated Risk associated with Rolling 40’s

+140-160

850

Successful Collaboration Defined

• Best Value Design Decisions with Owner

• Design Once, to the Budget

• Integrated Design – coordinated and ready to go

• Optimized Schedule

• Optimized Build Plan

• No Missed Opportunities

• Lowest Cost of Ownership


Questions?

Thank You!

Date post:	21-Jan-2021
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Subcontractor collaboration and integrated design...My definition of Integrated Design (Draw Once)...

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