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Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
Subcontractor Collaboration and Integrated Design
Justin Apprill
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
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
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
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.”
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
A Case for Collaboration
How is value defined, and is it right?
Design
Construction
Building Operation
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
A Case for Collaboration
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
Costs and Economics of a Building
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
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
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
Common Processes
Design-Bid-Build
Design-Build
• With Subcontractor Collaboration
• Without (Design-build-bid-build)
Design-Assist Team
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
The Subcontractor’s Role
How does a Subcontractor bring value to the team?
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
Conceptual Estimating: Determine today what the job will cost tomorrow.
The Subcontractor’s Role
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
System Cost
Program Needs
Operational Costs
Energy Costs
Best Value Design based onTotal Cost of Ownership
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
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
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
The Subcontractor’s Role
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
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
The Subcontractor’s Role
“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
Collaboration Value @ 50% Design
Collaboration Value @ 75% 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
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
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”
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
Integrated Design – The Next Step
3D Modelling
ESTIMATING
FABRICATION
PRODUCTIVITY
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
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
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
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
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
Multi-trade Prefabrication
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
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
Air Conditioning Clinic TRG-TRC018-ENAir Conditioning Clinic TRG-TRC018-EN© American Standard Inc. 2004
Questions?
Thank You!