Once a suitable repair or renewal strategy is identified, the next stage is to identify sound design concepts and to select appropriate products (e.g. window products, waterproofing products etc.) for the renewal work. Essentially, the goal is to complete the most functional and valuable work possible with the Client’s available funds.
The extent of project needs varies depending on factors such as the condition of the building, building age, and Owner interest in renewal versus repair. For more extensive renewal projects, options could include retaining third party design professionals to aid in the design development process (e.g. Architects or colour consultants). Often, very interesting and unique design opportunities exist that may even lower costs, increase durability, add appeal, and increase the overall market value of a particular building.
For all design development work and product selections, BCBS provides cost analysis services to assist the Client in considering cost, durability, aesthetics, and overall value to meet their preferences and budget expectations.
In order to outline the needs of the project to fully inform all parties as to the project scopes of work and installation needs (with respect to product selections, design aspects, etc.), BCBS provides full drafting and specification services.
As most projects will require building permits with the various Authorities Having Jurisdiction (City, Municipality), BCBS will also prepare and apply for building permits on behalf of our Clients. This will include liaising with the City to determine project specific issues and answer questions they may have in order to ensure that permits are issued with as minimal an impact to the project as possible. Our experience and assurances are accepted in all recognized jurisdictions of practice.
Contractor Procurement / Tendering
Once the construction documents are compiled, BCBS assists our Clients in finding a contractor with established forces (i.e. project superintendents, carpenters, rainscreen technicians, and other staff available for use), as might be deemed most suitable for the particular renovation project. Though BCBS has a wealth of experience in all methods of construction and contracting, we do not provide contracting services, as doing so could create a conflict between the design and contracting aspects of a project.
In most instances, a tendering process will be implemented where the work is distributed to a group of pre-qualified bidding contractors. Contractors are given the opportunity to fully estimate and analyze the needs of the project and to then submit a fixed price bid based on the known and quantifiable scopes of work, and work that is known but may not be quantifiable, such as the repair of decayed framing. From this competitive bid process, the Strata will be able to consider and select a contractor that is deemed to provide the best balance between cost, quality, schedule, and expertise – all based on a clear, consistent set of project standards (drawings, specifications, etc.).
When the needs of a project are more complex, BCBS may recommend the Strata consider alternative approaches to that of lump-sum tendering. The most common alternative contracting method is ‘construction management’. Although Construction Management (CM) can provide more flexibility to the construction process and allow more input from the Contractor during the design and construction development stages, this process may also include the sharing of risk by the Client, and not all costs may be fixed (although they can be fixed at later stages of the project).
Depending on the project needs, BCBS provides recommendations to our Clients so that they can make the most prudent decision regarding contracting method. BCBS also prepares an appropriate contract to suit the approach selected. BCBS recommends and uses standard contract forms established by the Canadian Construction Document Committee (CCDC) – mostly the CCDC-2 (Lump Sum contract) or the CCDC-5B (Construction Management).
Once construction begins, BCBS provides a full complement of ongoing project management, contract administration, and quality assurance field review support covering all aspects of the work. The specific levels of involvement can be tailored to suit the needs of any particular project but generally we will:
- Have a consistent and regular site presence to aid in the proper execution of a project,
- Identify, document, and verify the need for any changes, including the full evaluation of costs for reasonableness;
- Execute and administer all aspects of the construction contract in an efficient, fair, and reasonable manner; and
- Attend and coordinate to all aspects of the project as may arise including regular construction site meetings, attending council meetings when required, and attending general meetings with the owners if needed.
A key aspect of our approach is the level of value-added project coordination and project management expertise and experience we bring for the benefit of our clients – in addition to our high level of technical field review and contract administration services. Examples include identifying and creating strategies to assist in the funding approval process, creating and presenting informative presentations to aid in the education process for the owners, overall project budget management, assessing and mediating disputes or questions between owners and the contractor, or owners and the Strata Council, and other key project coordination services that go above and beyond normal ‘engineering’.
At completion of the work we will also aid the Client and Contractor in the smooth transition of the project to its completion including the development and monitoring of deficiency completion lists, completion certificates, and completion notices as required.
Following the completion of a rehabilitation, renovation, or repair project, BCBS provides additional services to help ensure building envelope assemblies continue to perform beyond their expected service lives. Supplementary services post construction can include: