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Every Project is unique and presents its own conditions and obstacles. Our process is aimed at finding the best possible solutions while communicating efficiently along the way.
At TRC, you can expect to move through the following steps:
Materials + Selections
To get started, we have a short questionnaire (located on our website under "inquiries") for potential Clients to fill out. This helps us gather the initial information we will need for a starting point.
An important part of this process is coming up with a rough budget. This enables us to see if the project can realistically be achieved ahead of time and before resources are spent. If you need an estimate for your project, we will need a set of plans to gather the correct information to accurately give you a bid. If you do not have plans, we offer Design Services.
Once the questionnaire has been submitted and received by our office, we will contact you for more information, or schedule an appointment for a consultation.
For the consultation, our Design Team will come out to the project location to do a Job Walk. During this time, we will discuss the scope of work in depth, do a site analysis, and take any necessary photos & measurements. After the Job Walk is completed, we will review our notes and send over a Design Proposal. Once the contract is signed, we will move to the next phase.
Throughout this phase, you will be working with our professional Designers to help create your space. Some of the services offered are:
ADVICE FOR MATERIAL + SELECTIONS
3D renderings can help visualize the project from spatial layouts to material selections and design schemes. An initial design will be presented to Clients, followed by a set of revisions. Once the design is dialed in and signed off on, the team can move forward into Estimating.
During this phase, we will prepare a Preliminary Cost Breakdown Estimate based on the Design Documents or Plans supplied by the Owner. This Estimate will include construction hard costs, soft costs, and allowances for materials and selections.
Within this set, we can adjust the scope of work and/or material choices to modify the costs to an amount the Client feels comfortable with. Once the quoted price is approved, we will prepare a Building Agreement for the Client to sign-off on and move to the next step: Materials and Selections.
Before construction can start, exact selections need to be determined. This phase of the project is referred to as Materials and Selections. During this phase, a Project Coordinator will be assigned. Their role is to make sure the client has a clear means of communication for all project information.
The most critical part of this step is to complete a document called the OPA (Options Purchasing Agreement). The OPA has all the information regarding the materials and selections the Client has chosen and signed off on. The project will not be scheduled until the OPA is completed.
If the project needs to be permitted, materials and selections will take place while the Construction Documents are being submitted and awaiting approval from the City/County.
In the initial design contract, an advised material selection is included. If clients wish to use materials outside of the advised list, they can utilize our Interior Design services. Clients are also given the option to make selections on their own.
Once all selections have been made and the OPA is complete, the Project Manager and Project Coordinator will determine the project’s schedule based off lead times.
Construction Documents (ConDocs) include all the building plans, specifications, and supporting documents used during construction. The timeline for this process can vary depending on the scale of the project.
For projects that require permits, we will prepare ConDocs to submit to the appropriate City or County Building Department. The Building Department will review the ConDocs also known as a “Plan Check”. The Plan Check timeline is determined based on the City/ County’s workload. Once the Plans are approved, the Building Department will issue a Building Permit, from there Construction can start.
During the construction process, the Project Manager will schedule the implementation of the design according to the approved plans and OPA. The Purchasing Department will start ordering materials and selections at this time. The Project Coordinator will be in communication with the Client during this process as well. From here, the Project Manager can determine the project’s official start date based off lead times and our current workload.
Any changes to the original scope of work or OPA will result in a Change Order. Change Orders must be approved by clients to continue construction and may prolong the anticipated completion date and/or effect the estimated cost of the project.
When the project is nearing an end, Project Managers will create a punch list of items that need to be addressed prior to Final Inspection (which is held upon completion of construction). The Final Inspection is an opportunity for the Client to confirm that the work has been completed and meets the quality and standards of Torre Reich Construction.