LANDSCAPE & SWIMMING POOL CONSTRUCTION
“GETTING A BID”
By Michael Chaffee
SETTING YOUR STANDARDS
It is important to realize that by allowing the sales price of any improvement to weigh in disproportionately as a barometer of equal value, it will only create an arena in which your unfamiliarity with the complete requirements for the operational benefits place you at a disadvantage.
When buying a new automobile you can compare factory options established by the manufacturer and create virtually an apple for apple comparison. When giving up the power of an eight cylinder for a six you understand the tradeoff is performance verses economy. However, what is the reasoning behind the selection of a one horsepower pump verses a two horsepower pump when building a swimming pool? On the other hand, what is the benefit of spray irrigation verses drip?
Unfortunately, when you lead a pool /landscape sales person into “the price game” you are narrowing the avenue of response without the benefits of establishing universal standards. Essentially what you are doing is dictating the criteria in which your purchase will take place, which will ultimately be your perceived value at the best price. Unless you are an expert in the long term operational effects for your choices realize that tradeoffs can quickly become slanted in favor of the builder’s profitability while the perception, not necessarily the reality is greater value. The question is “How can you keep this from happening?” The answer is quite simple, set your own standards and specifications. Let the weight of your desired direction standardize the solicited approaches of the selected builders only then can fact be separated from fiction allowing a true price comparison to evolve.
QUALIFYING THE SPECIFIER
When measuring the contributions and validity of opinions it would be wise to narrow the field by applying your sensibility to the considerations for an individual’s credentials. As an example, who’s opinion would you apply greater value to as to the truthful measurement of the “overall performance” of an automobile, the sales person or the mechanic. This same logic should apply to the weighted value of an opinion of a swimming pool / landscape salesperson verses the actual contractor. The contractor is the licensee, he or she must prove to the California State Licensing Board that they have the experience necessary to build your project. You are suppose to be hiring a contractor not a salesperson, the sales person is not going to be building your project any more than an automobile salesperson is going to be your mechanic. When a construction firm is soliciting your business shouldn’t you be the beneficiary of the highest level of knowledge and most qualified representative involved in the actual construction process (which starts at the sales presentation)? Realize buying an installation is not like buying an automobile that has a standard manufacturer. Imagine if your composite assembly of automobile parts was being specified by the person selling it to you while having no responsibility for the operational functionality. Imagine allowing your automobile salesperson to build your car from the ground up without mileage guidelines, without crash testing, without employing the time tested value added international safety standardizations. If you can imagine that, now imagine the enticement of a commissioned sales opportunity that is focused on building that type of product, at the greatest profit margin and try to imagine what kind of finish product you end up with when measured against the solicitation of qualified bids develop from pre-established standards and specifications.
DEFINING THE REQUIREMENTS
Just like buying a automobile a swimming pool / landscape’s proposal base price will be affected by the inclusion or exclusions of the composition of components. Unfortunately deriving an understanding for what are the basics requirements will differ greatly from builder to builder. Consequently you will need to digest the following information to arrive at an understanding as to what should be included in your base price “Request for Proposal”. You will want to define the basic requirements in a clear straight forward format. You will want to establish the framework in which your solicitations for proposals can generate commonality. In order to get everyone on the same page you will need to have a common page for all to view.
GENERATING A PLAN
If you are going to spend tens of thousands of dollars invested into a committed direction wouldn’t you be much wiser to map out the course before getting lost. More importantly if you are going to provide direction to others (plumbers, electricians, landscapers, masons, etc.) shouldn’t they know exactly where it is that you want them to end up before committing time, effort and money into that journey? A plan is the single most instrumental tool in providing all those involved with the ability to achieve a cohesive comprehensive understanding for the many intertwined components. Without the foresight of planning, the “sore sight” of hind sight has a lime light glare on the architects of such ill thought directions.
Selecting a professional that can produce a sensible plan requires developing an appreciation for the prerequisites of a successful planning. If a plan is going to be built, it will need to reflect accurate intentions. Accurate diagrammatic expressions are instrumental in allowing a measurement for the requirements to be assessed. Generating a one dimensional overview that simply expresses shape and size will leave many important details out of the mix and position you for making assumptions that may or may not be reality.
DIFFERENCES IN DESIGN
Designs should be focused on designating a well thought out direction in the applications of the best industry practices together with the implementation of well-established engineering principals. Today’s graphic design (CAD) capabilities can express information diagrammatically conveying the intentions in both a schematic framework (plumbing, electrical) and detailed specifications (construction detail renderings). This format allows greater ease in the digestion of the required information by those involved with the mechanics of the installation with much less interpretation for the intricacies. Not all construction businesses will take the time to qualify their intentions beyond a narrow framework of universally recognized project components. These may involve conforming to shapes, sizes, elevations and possible light, skimmer and main drain locations for the pool and a companioning of information regarding the landscape may include plants sizes, quantities, concrete square footages, etc. This purposefully vague approach lowers the level of define commitment from the contractor, while widening the breath of assumptions for the installation practices. Allowing such latitude in the construction process by the constructor, without you first pre-establishing the complete “Field of Comparisons”, will eliminate any possibility of reaching a verifiable resolve for the true limits of commitment and performance intentions.
NARROWING THE INTERPRETED VALUE
Effective designing can create a cohesive affect between the tradesmen’s’ performance and the clients’ defined agenda. Much of today’s construction process is delegated to specialist that posses unique talents. These journeymen level performers are obligated to apply their understanding for the applications in installation procedures not define the intended criteria of performance, that responsibility should be expressed in good designing.
SEPARATING RESPONSIBILITIES
Articulating design intentions are the responsibilities of engineers and designers that have written the specifications. Defining the requirements clearly and concisely tighten the borders, eliminating independent interpretations while minimizing misunderstandings. In today’s highly competitive construction arena many buyers believe that the double edged knife of competitive bidding is the most effective way to receive value from contractors. Simply put, many believe that by putting the responsibility of achieving the best price for construction coupled with the responsibility of good planning they receive the greatest value. The problem is a good plan for whom and at what cost. When responsibilities for planning are delegated to the person most opportune for advantage (profitability), who comes out on top. Good planning expresses the buyers’ desired intentions and good contracting should be separated from the responsibility of defining intentions in order to elevate a potential conflict of interest.
What are key elements that can play a role in good designing?
- Topographical Survey
- Grading & Contour Mapping
- Hardscape Layout
- Plant Selection Guidance
- Irrigation Systems (Engineered)
- Drainage Networks (Engineered)
- Low Voltage Lighting Schematics (Engineered)
- Swimming Pool & Water Features Details & Specifications (Engineered)
- Site specific Consulting
BUDGET DEVELOPMENT
Dealing with a business that is focused on facilitating the establishment of construction budgetary parameters as they apply to a desirable design concept, is key to arriving at the desired destination. This can be done by providing informational knowledge regarding actual construction cost in a way that will allow clients to select and establish the standards they require. In this way, clients can better allocate their investment priorities proportionate to the expectation of that expenditure’s net gain. That gain is measurable or weighed against the accomplished returned value on that investment of new development.
Designing with budgetary accountability requires qualifying the intended standards. How much a project design and a project construction cost, starts by identifying what the intended requirements entail
Identify your construction requirements and proportionalize the importance of investment,
Pool Area & Features ____%
Borders & Placements ____%
Grading & Elevations ____%
Masonry Works Applications ____%
Planting Selection & Intensity ____%
Special Aggregate Selection ____%
Irrigation Hydro-zoning ____%
Concrete Surface Selection ____%
Drainage Flow Calculations ____%
Lighting & Electrical Requirements ____%
SPECIFICATIONS DEVELOPMENT
Writing specifications together with the qualified designer for your entire project will combine your desires with knowledge and experience. Conceptually blending needs with desires allows the formulization of a well-planned direction and establishes standards, applications and the delivery system for meeting the expectations that will be presented on plan.
ELEMENTS OF SWIMMING POOL DESIGN
The long term affects of a properly designed swimming pool can save you thousands of dollars over the life time of your pool. Many times these key elements are overlooked by a cookie cutter approach. One key element is the over simplification of the plumbing system. The seemingly obscure components called “plumbing” are often expressed as vague intentions i.e. All 2” plumbing, Main Drain, Skimmer. Etc.
If the mathematic calculations aren’t done, the interpretation of the effects of the water traveling through the pipe cannot be established. If hydraulic balance isn’t achieved then the best that can be assumed is a vague understanding for the requirements. Plumbing needs to be calculated if a desired outcome is to be anticipated and if the intention is vagueness then, it should be assumed that those responsible for quantifying the requirements are either lacking the necessary knowledge or intending to be vague. In either case you will probably get something far less than that of what a well thought out plumbing schematic would provide.
OTHER DESIGN INFORMATION
The distances between the equipment pad and the pool together with the elevation differences effect how water travels through the pipe. The desired flow rate needs to correspond to a pump size selection and pipe sizing. These key elements couple you to the marriage of efficient electrical consumption for the life of your pool. In order to identify both, a best case scenario needs to be determined for completing a filtration cycle while using the least amount of electricity. Operational filtering duration combined with the least amperage draw is key here, while balancing the greatest pumping volume capability.
Someone needs to do the math to determine the size, which then identifies the ultimate cost for construction not the other way around. If someone reverses this when presenting cost for construction, then what’s happening is a generic approach without much concern for your long term operational cost. Many buyers overlook or apply little significance to the importance of a well planned hydraulically balanced plumbing system yet due to inefficient electrical use this single oversight can over time, consume any perceived savings. It is a facade of the mind if a buyer thinks that they are receiving benefits from a more competitive bid for construction without a plumbing design. What can be expected is a setup for higher utility bills and on an apple for apple comparison, greater profit for less work.
ELECTRICAL EFFICIENCY
The simplification of a plumbing and pumping system can reduce the initially pool construction cost sometimes (when passed on) reflecting a slight savings to the buyer. Unfortunately this cost reduction in the installation can leave you with years of higher monthly operational expense when compared to a well designed PLUMBING, PUMPING & FILTERING system.
Without a design that fully expresses the intentions you won’t really know what it is that you are paying for in the end. The problem is most pool buyers don’t really concern themselves with how significant this is to the overall cost of owning a swimming pool.
Identify the elements of design specifications that you want to address in planning,
Operational Efficiency Range (EFF%)
Power Consumed By Pump Motors
Optimum Hydraulic Balance (TDH)
Filtration Cycle Turnover Duration (HRS)
Suction/Return Sizing-Ratios-Controls
Flow Meters & Backwash Valves
Surface Directional Flow
Dimensional Proportions
EQUIPMENT SELECTION
There is a wide assortment of component assemblies, equipment manufacturers, specialty products and other unique apparatuses that have found applications in the swimming pool construction industry. The suggestive design necessity or implementation of any mixture of products should require an understanding for the intended use as well as the buyers “benefits from application”. The benefits from application should entail a review of the manufacturers published performance guidelines from which to draw a conclusion as to the proper beneficial application and the corresponding requirements. Benefits can be easily measured and weighed against operational cost but to truly measure what one manufacturer is bringing to the table you must first find a comparison in what they are offering and measure the value this has to you the buyer!
FORMS OF MEASUREMENT
List the items of importance on a grading scale (1-being the least & 10 being greatest),
- Length of Warranty -1 -2 -3 -4 -5 -6 -7 -8 -9 -10
- Warranty Coverage -1 -2 -3 -4 -5 -6 -7 -8 -9 -10
- Equipment Efficiency -1 -2 -3 -4 -5 -6 -7 -8 -9 -10
- Ease of Maintenance -1 -2 -3 -4 -5 -6 -7 -8 -9 -10
- Industry Ranking Status -1 -2 -3 -4 -5 -6 -7 -8 -9 -10
- Warranty Service Support -1 -2 -3 -4 -5 -6 -7 -8 -9 -10
- New Products R&D Efforts -1 -2 -3 -4 -5 -6 -7 -8 -9 -10
- Builder’s Recommendations -1 -2 -3 -4 -5 -6 -7 -8 -9 -10
- Builder Warranty -1 -2 -3 -4 -5 -6 -7 -8 -9 -10
PREFERRED PRODUCTS
Identify the preferred manufacturer of your choice,
Jandy/Laars Waterpic Technologies www.jandy.com
Hayward www.hayward.com
Starite www.starite.com
Pacfab www.pacfab.com
Earth Dynamics Poolscapes Inc. www.epoolscapes.com
Others____________________________
DRAINAGE DESIGN
Drainage water in-flow or runoff volumes need to be calculated in order to have an anticipatable result. The affects from historical peak surface flows during seasonal rain storms, is quantifiable. Determinations can be made by applying this historical information to the engineered principles of pipe size verses flow and open grate space compared to the area of influences’ potential. Quite simple but, often missed. Without the details that must become known in the process of good planning satisfactory results can fall short of the mark. The drainage criteria can be established via a site assessment. Then this information can be expressed on plan for the purpose of deriving quantifications for the requirements and presented in a quotation framework.
DIFFERENT TYPES OF DRAINAGE
Surface flows can be calculated under a given set of conditions. Yet underground sources of water are less quantifiable and definable without the assistance of experienced geotechnical engineers. In some cases a buyer of drainage services will solicit an opinion of a less qualified professional thus eliminating a source of information that could be truly useful, with a much higher potential for a successful outcome
Site specific engineered drainage designs can define the requirements, express the desire and allow a vehicle to deliver the buyer with the information needed to gain a solution.
Identify the type of drainage you need,
Surface Sub-Surface/Hydrostatic No Interest
DESIGNING IRRIGATION
The designation of spray irrigated areas and the individualizing control over them requires an understanding for the effects of several factors;
- Coefficient uniformity
- Precipitation rate of the applicator
- Soil conditions/type classifications
- Drainage profile
- Slope or terrain environments
- Prevailing atmospheric influences
- Type of plantings
- Sun exposure /shade
These design elements define the limits of a hydrozone area, which in turn is controlled by an individual sprinkler valve. Another type of irrigation widely utilized in landscape today is drip irrigation. There are many types of drip products with many different intended applications. Inclusive in this wide variety is drip irrigated turf areas which provides a significant water savings compared to a spray system.
Drip irrigated turf areas provide a subterranean application of water approximately four inches from finish turf grade by way of a pressure compensating/ self flushing factor installed emitter. This emitter system is internally affixed to the interior wall of the 17 mm drip tubing during the extrusion process of the tubing. This provides greater uniformity of moisture distribution to the root system and minimizes surface evaporation, over spray on walks and walls and other problems associated with spray type systems.
When comparing spray and drip type systems other factors need to be considered before a selection of the best application can be made. Soil types, slope conditions, sun exposure, planting types, native planting conflicts and other criteria need to be analyzed so that the best affect can be gain through irrigation. The objective is to improve the soil/plant moisture exchange while maintaining the optimum soil moisture level. When managed properly drip irrigated turf areas can provide a 30,000 to 50,000 gallons of water savings per thousand square feet of turf areas per year.
SELECTION
Before you can begin narrowing the field of choice for those who could qualify to perform, you will need to become acquainted with the necessary qualifications that are involved. As an example, tile may be incorporated into your requirements. But, there are many different skill levels associated with installing tile. A plumber is familiar with the mechanical connections of a piping network, but does the plumber have a complete knowledge and capability for designing the plumbing system. Can that plumber calculate flows, friction losses and understand pumping curves in a manner that will allow an arrival at achieving the best hydraulic balance.
Matching an individual’s skill set is crucial in the solicitation of performers because achieving a journeymen level finish product will require an experienced tradesmen’s application of skill. Such a skill level can only be gained through the educational experiences of time, exposure and the absorption of the finer critiques entertain by tested skills. Establishing a sophistication criterion for all aspects of your project and applying a disciplined approach to selecting those individuals with the necessary skills will provide you with the benefits of an expectation. The benefits of such a pursuit will keep you and those you select from duplicating efforts due to unfamiliarity or lacking experience. Sound direction allows a pre-establishment of a defined work scope to develop and evolve. When this framework is in place it will provide a self-regulation of the performer by specifying the arena in which performances will take place. This will naturally thin out your field of performers. In doing so, you will also begin to identify the higher echelon of tradespersons with the capacity to produce a quality product. It is a rarity to receive an exceptional job by those forced into a measurement of the least common denominator, low bidder. In equating the worth with contribution of those involved, be sure to weigh in the overall considerations of a production performance verses the deceleration of efficiencies in doing a custom job. Express the requirements to those you are soliciting so that a match can be made and expectations exceeded.
PROPOSAL
In requesting proposals from qualified individuals you should also be sure to establish the framework in which you want to digest the information. In cases where budget constraints may dictate direction you may want to inform those providing proposals that production efficiencies may be affected by segmenting portions of the work. Providing direction that will allow an aligning of like work requirements to be calculated under the auspices of one performance, can often help keep cost down. If “phasing” the project is a possibility, than you will want to identify that upfront. Doing so can aid the assimilation of information into a feasible game plan involving your presentation.
As an example, concrete flatwork is often priced in a square footage unit of measurement. The square foot price should not remain a constant when the scope of concrete work has a variable in dimensions. The contractor’s cost will change while performing more or less work. Trade unique labor efficiencies play a role here because concrete finishing crews start early during the cool of the day, thus providing more time to work the concrete into form. In order to adequately handle concrete while the concrete is still liquid the contractor will need to have enough manpower to get the concrete laid down. This necessitates adequate crew strength concentrations during the early morning, geared toward a production performance. When set in motion a single crew’s (three to four person crew) endurance capacity could allow 1200 SF to be completed within an eight hour timeframe. Keep in mind that because of the required level of concentrated commitment to the catalyst reaction of curing concrete, the norm is that finishers are paid for eight hours minimum per day. Now if, a contractor can provide a quality finish on say 1200 SF of concrete flatwork in an eight hour day with one crew, than by reducing that area, the distribution of labor expense will be spread over a smaller area causing the cost for labor per square foot to go up.
If a contractor doesn’t evaluate and reflect his or her performance efficiencies in the pricing you should wonder if enough considerations have been applied to the thought process of estimating the overall cost. It is very important to spot check and measure the informational details that bind your contractor’s evaluations into a formalized estimate. The process of compiling the values for the nuts and bolts, accounting for the equipment & labor of their assembly and the application of overhead and profit to pricing should provide a window into the mindset of that individual. If attention to detail is exhibited in the estimate then an increasing degree of comfort may be presumed as a reflection upon the intended performance. Someone that has taken the time to anticipate direction, qualify standards, quantify and extend the units has most likely created a three dimensional mental vision for the requirements. Such an approach will exponentially increase the possibility of a successful outcome for the Owner and the Contractor.
FRAMEWORK
Establishing the requirements by framing in the multiple elements of the construction process into an expressed work scope concept with identifiable boundaries allows construction projections to be more clearly perceived. The following is an example of a categorically structured multiple line item framework which provides an easily digestible informational format when considering cost estimates;
SWIMMING POOL& LANDSCAPE REQUEST FOR PROPOSAL COMPONENTS
CATEGORIES DESCRIPTIONS
- ESTABLISHMENT OF GRADES (Hand & tractor work involved in clearing and creating landscape surface contours)
- PLANTINGS (Supply, excavate & plant landscape containerized plantings and sodded turf grass)
- IRRIGATION SYSTEM (Irrigation system components, mainline, laterals, valves, hose bibs, sprinklers, etc.)
- DRAINAGE NETWORK (Drainage network components, drain pipe, catch basins, geotextile fabrics, etc.)
- BOARDER PLACEMENTS (Bender Board, mow strip, curbing, etc.)
- SOFTSCAPE COMPONENTS (Bark Mulches)
- AGGREGATES & STONES (D.G., River Cobble, Moss Rock, Granite Boulders, AB Rock, Drain Rock, etc.)
- SOIL PREPARATION (Rototilling, Black Humus, Topsoil, Play Sand, etc.)
- LOW VOLTAGE LIGHTING (Lights, Transformer, Wiring, etc.)
10. SWIMMING POOL (See sub-categories)
11. WOODEN FEATURES (Arbors, shade trellis, vine trellis, etc.)
12. MASONRY WORKS (Block walls, keystone, water falls, stucco stone, brick work, natural stone, etc.)
13. FENCING (Wrought iron, Wood, Vinyl, etc.)
14. CONCRETE DESIGN CRITERIA (Concrete mix design, colors, forming specifics, etc.)
15. CONCRETE FINISH CRITERIA (Concrete finishing specifics, broom, salt, exposed agg., hand seeded, stamped, etc.)
16. MISC. ITEMS & SPECIAL FEATURES (Other considerations, repairs, etc.)
LINE ITEMS
Such an example of categories provides a framework in which to organize and deposit the value of an individual line item. Line Items are an assembled component expressed as a complete unit. As in example, a 15 gallon tree would require excavation, backfill amendment, stake & ties and the labor to install a completed component. Irrigation mainline would involve trenching, laying pipe, connecting the necessary fittings and backfilling. In the case of a piping network often common trenching is utilized. The values for trenching should be built into each classification, drainage, irrigation, lighting, conduit because in placing more than one type of piping or wire in one trench a trench would need to be larger to facilitate more.
UNIT PRICING
Realize that individual components are calculated on a basis of efficient performance and therefore the unit price may not necessarily reflect the value of a stand alone installed unit. In other words don’t expect the contractor to be able to install one tree at the price he quoted per unit involving fifty because the intended volume of work plays a role in the quoted characterization of the unit cost.
There is an economy of scales that applies to the anticipation of production rates. Production rates are the term for calculating how much work can be done in an hourly timeframe. Manpower and equipment hourly performances are divisible in relationship to the necessary timeframe it is estimated to take in completing a line item task. The unit pricing of a given line item can be greatly affected by the work load volume because of accelerated or decelerated efficiencies in the production of a finish product. Some elements become less expensive when installing more because of the workforces increasing familiarity with repetitious actions. Increased proficiency can lower cost when the task lends itself to applying these benefits, but when the desired work volume quantity falls below the ideal staging capacity the cost to perform is then divided into fewer units, thus costing more per unit.
Many contractors are reluctant to reveal any considerations regarding unit pricing because it may be considered a confidential trade secret or they may not know what their unit efficiencies are. Too often during the solicitation of bids a prospective client inadvertently divulges or shares trade secrets with other contractors. This practice is directed at creating an arena of competition thus in concept focused on receiving a more competitive bid. In reality what this really does is pair up two similar devious behaviors setting the stage for a possibility for heightened disaster.
The pricing of one contractor verses another has little or nothing to do with the other. Estimates when accurately produced should reflect the value of gained knowledge of a company’s running historical values for the expenditures of labor, materials and equipment involving the execution of a work scope task. The uniqueness of approach to the efficient operation executing a given task by each contractor will vary greatly. Fine tuned operational orchestration being conducted in a procedural framework can harmonize performance results, lowering overall cost. While that of disconnected delegations, may lead to oversights raising the cost. Several other factors weigh in to an expressed bid price, in-direct cost, operational overhead and profit. The accumulative totals of these values are as variable as the uniqueness of each individual approach to construction and experience in dealing with the many assembled components. Essentially, the first measurement of a contractor’s worth should be the thoroughness in which the requirements are expressed. Simply by leaving some considerations out of the mix a perception can be generated that a given bid is more competitive. By becoming aware of all the options that are available to you upfront, you won’t position yourself to be subject to accelerated profit taking down the line under the pretext of what seem to initially be a competitive bid.
UNITS OF MEASUREMENTS
Standardizing the units and measures in a proposal is a crucial element in deriving a meaningful conclusion to any comparative analyses. Different contractors may present proposals that substantially differ in content and expression. Establishing the language in which you wish to communicate is critical to arriving at an understanding for the dialog to take place. The following is an industry wide standard, take the time to formulate your “Request for Proposals” using this terminology;
SYMBOL DESCRIPTION EXAMPLE APPLICATIONS
LF Lineal Foot Wall Footings, Mow strips, Waterline Tile, Piping Systems, Conduit, etc.
SF Square Foot Concrete Surface Area, Wall Surface Area, Sod Area, Grading, etc.
CY Cubic Yard Bark, Topsoil, Gunite, etc.
TN Ton AB Rock, Cobble Stone, Aggregates, etc.
CF Cubic Foot Boulders, Drain Rock, etc.
EA Each Plants, Sprinkler Heads, Controllers, Backflow Units., Gates, etc.
LS Lump Sump Engineering, All Inclusive Items, etc.
MO Monthly Pool Service, Landscape Maintenance, etc.
HR Hourly Concrete Pumper, Service Repairs, Manpower, etc.
GPM Gallons per Minute Pumps, Water Mains, Wells, etc.
AMPS Amperes Motors, Electrical Breakers, etc.
LBS Pounds Filter Sand, etc.
WT Watt Lighting Transformers, Lights, etc.
Before you sign on the dotted line you should become acquainted with how to make sound contractual commitments.
- THE CONTRACT
- EXCLUSIONS
- BILL OF QUANTITIES
- CHANGE ORDERS
- WARRANTIES
- START DATE
- PROJECT DURATION
- COMMENCEMENT OF WORK
- PAYMENT STRUCTURE
10. PLANS
11. EQUIPMENT LAYOUT
12. BUILDING PERMIT
CONTRACT
The Contract should be written in a manner that defines the work scope components clearly and expresses designation of the Owner’s and the Contractor’s pertinent responsibilities. Measure the intention of clarity in the agreement’s verbiage against the attempts at fostering ambiguity or slanted favoritism. Subtleties as in, “what if” scenarios can become reality so apply due diligence in deriving a complete understanding for the potential for any such applications. Make inclusive the intended applications involving, shapes, colors, textures, installation standards, manufacturers, sizes, capacities, quantities, dimensions and any other noteworthy description. The Contractor State licensing Board has specific guidelines that require all contracts to include special notifications. Become aware of these by viewing their website @ www.cslb.ca.
EXCLUSIONS
A construction agreement should include some proximity enlightenments in association with the contractor’s experience involved in such endeavors. Exclusions should make attempts at identifying problematic potentials that are incurred with a frequency that causes it to be noteworthy i.e. rock excavation. In the selection of the Contractor an inherent obligation is bestowed upon the Owner to measure that individual’s experience in a pursuant manner. One form of measurement would be to gain an appreciation for the degree in which a Contractor’s previous exposure to the unique construction environments has cause familiarity to prevail. Additionally when installation elements are expressed as exclusionary in the work scope the identification of exclusions can allow dialog to take place. Such considerations are often excluded because of immeasurable requirements. It makes it difficult to provide “not to exceed” quantifications while remaining competitive if, potential involvement isn’t universally established as a requirement. Realize that the objective and tone of exclusions should be one that provides the Owner with a greater insight into the costs overrun potentials.
BILL OF QUANTITIES
A construction contract should include an attachment that list the complete “Bill of Quantities” that expresses the work scope1 components. Additionally this agreement should describe the intended applications to a level of understanding sufficient to convey the interconnecting relationships of the component listing.
I hope this information can provide you with a greater appreciation for the importance of getting the details and measuring those providing you with all the information necessary to apply sound judgments. Should you have any question please feel free to contact us @ (916) 630-7665 or my cell 532-5404
Respectfully,
Michael Chaffee CIM, CPO
Earth Dynamics Poolscapes Inc.
