Construction VerificationWhat is it?

How does it work?Who does it benefit?

Let me introduce myselfMy Name is Brad Rodman

I have been a building contractor for 13 years. I am a LEED AP, and a CGP I am a member of the National Builders Association,

United States Green Building Council, Elkhart and Goshen Chamber of Commerce.

I have worked on a variety of different projects ranging from the building of residential homes, to restaurants and banquet halls, to laboratories and corporate offices. I have even worked on schools, universities and nursing homes.

Through these different experiences I have seen the problems that can arise.

Lack of communication between contractor and owner No accountability from subcontractors Unreasonable requests from owners and architects Poor design and building placement Mediocre craftsmanship Weather delays Misuse of funds Inadequate documentation Unsafe work practices Uninsured contractors

Most of the time the outcome is mediation by a third party and then eventually a very costly and painfully long lawsuit.

During this time the property is usually placed under a mechanics lien that will stick until the issue is resolved or the lien is foreclosed on.This will usually involve the lender, owner, and contractor.

And sometimes a municipality will become involved.

Can you see a problem?

5 gal. bucket roof patch

I Broke my level

This guy must drive a Hummer

Confused Plumber

After witnessing and being a part of these struggles over the years I have wondered how to avoid these bad situations.

BrokenW Weather Schedules

Over that time I have developed a process and then refined

it to address these issues and avoid unpleasant outcomes.

This process is a three phase process that addresses the potential issues head on.

The process is designed to be performed as a third party “verification process” that leaves the builder and owner relationship safe from damaging issues.

The Process

Phase one (contract & feasibility)

Phase two (structure & rough in )

Phase three (finish & closing)

Phase one Site selection

Is the location viable for the proposed project? We look at traffic count, demographics, neighborhood quality, and

proximity to public transportation. What is the site condition?

Is the site a Brownfield, Greenfield, Wetland, or a Waterfront? We look at soil conditions and look at the 100 year flood plain.

What utilities are on site? Electric, gas who is the provider if any? City water& sewer or well

and septic. Plans and Engineering

Plan review Review plans for completeness Ensure the plan is feasible Review the plan for details

Engineering Verify that the plan is buildable Ensure that there are no potential problems with the design Review the building orientation

Contractor and Contract conditions Contractor information

Name of the builder Years in business What credentials do they have What is their area of expertise Review the companies insurance policy Check references

Conditions of the contract Description of the work.

Has anything been overlooked? How detailed is the description? Is there a list of sub-contractors?

Subcontract agreementsLien waiversPayment conditions

Legal obligations Obligation of the contractor Obligation of the owner

Provisions In the case of contractor default In the case of owner default In the case of dispute (owner or contractor)

Path of mediation Path of arbitration Path of litigation

Change Orders Acceptance of change Required change

Payment procedures Down payment Construction draw request Terms of payment Release of lien Retainer

Quality assurance standard Job site safety

Employee drug testing Job site safety plan OSHA requirements

Builders risk policy Warranties

Workmanship Product and equipment

Punch out procedures Certificate of occupancy

 

Phase TwoExcavation

Soil boring and verification What is the water table? Are the excavation depths too deep or shallow? Has the compaction and backfill been done correctly?

Footings & foundations Verify footing locations and sizing Check foundations

Verify the geometry meets the plans Verify the anchor bolts are correct Check utility sleeves

Drainage and waterproofing Check foundation coatings Check perimeter drains and tiles

Framing and structural Verify beam size and locations Check openings to verify correct size Check truss layout is correct

Vapor and thermal protection Check roofing and flashings Verify insulation R values

Blower door test is available @ an additional cost. (primarily for Green and LEED certifications)

Thermal imaging is available @ an additional cost. (primarily for Green and LEED certifications)

Mechanicals Inspect plumbing rough ins

Verify sizing and locations HVAC rough ins

Check equipment size (BTUs and SEER ratings) Check sheet metal work and ducting

Electrical rough ins Verify switch locations Check service entrance

Concrete Inspect concrete flat work

Check proper expansion joints Verify correct slope Inspect overall quality

Site Inspect final grade for proper fall away from the structure Check for silt control and erosion issues

 

Phase Three Finish work

Sheet rock finish Look at what level of finish is specified vs. what is done on site Verify smooth or texture and type Check overall quality

Paint work Verify number of coats What type of paint was used Color and sheen signed off by owner or architect Verify “Green label” and low VOC levels (primarily for Green and LEED certification)

Trim and doors Verify the materials used on site are what is specified in the contract or building

plans Check the overall craftsmanship of the installation

Cabinets and casework Verify the materials match what was specified Check the overall quality of the installation

Flooring Verification of the materials used match specification Check the quality of the installation

Verify Green label plus (for Green and LEED certification)

Punch out Review the punch list from owner to contractor

Are the items reasonable Is the time line for completion realistic

Check all systems (HVAC, Plumbing, Electrical) to verify all are working properly

Certificate of occupancy Verify that all local inspections have passed and

that there are no pending violationsTurn over the project to the owner

Verify that the final payment has been made to the contractor

Ask for release of lien documents from the contractor and sub-contractors

Set the move in date and closing for the owner

ClosingThe process will not only keep all parties on track during

the project, it will also keep the project itself on track. This will speed up the gap between construction loans

and conventional loans Lessens the risk exposure to the lender, borrower and

builderThe benefits of third party involvement

Third parties are generally the end all in disputes Are a useful device in a litigation Third party involvement is an inexpensive insurance

policy for all involved parties that helps avoid costly and unwanted situations that can arise from a process as complicated and expensive as the construction process.