“Delivers the next level of Excellence”

“Delivers the next level of Excellence”

27

Oct 2020

Level4 Pre-Construction Phases Part 1: Additions and Remodels

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As I said in the last Blog, “Pre-Construction Phases – Introduction”, Pre-Construction processes and procedures are not fast, to begin with, especially in Florida. Most people do not realize how time-consuming and slow the process is because of the complexity and having to navigate all to Codes and requirements. The other quite common factor that people do not consider is the design process.

Most people do not even have Plans yet when they call a Contractor. They just have creative ideas, which is good, but putting ideas to paper can be a lengthy process. The lead time to draw plans is usually weeks; and that is if the Client likes them and approves the first draft and does not want to make changes. That timeline could easily turn into months on larger Projects and may even need to involve an Interior Designer, Landscape Designer, or others.

With all this to consider, along with the fact that there hasn’t been any exploration for potential problems done, 99.99% of the time people want to know the cost to do the Project. It’s natural and understandable, but this is where we differ from others. Most other Contractors, when asked, will give an estimated cost right there on the spot to try to land the job. We do not. It has been our experience that if an amount is given at this stage it is highly likely to be inaccurate and when the “unknown” arises, it can be a big cost increase for the Client. We want to avoid this and do better for our Clients.

To accomplish this goal, we take our Clients through a very personalized, 3 Phase Pre-Construction process that will reduce the probability of “surprises”, refine the Budget Cost at each forward step, give our Client confidence in what will happen because of the information and communication they receive, make the construction process much smoother and the most important thing, give our Client an excellent end finish that was actually pleasant to go through. Our Pre-Construction is different because we take the time to make the above 5 factors land in the “Plus Column” for the Client.

The 3 Phases are:

  • Feasibility and Design
  • Review and Design
  • Final Specifications and Selections

Let’s look at each step a little closer. First, we will look at the main goals we are striving to accomplish at each of the 3 Phases, then in our next Blog, we will break each phase down in further detail.

Phase #1 – Feasibility and Design

  1. Gather all “As-built” information about the existing Home.
  2. Determine if the Project can even be done on the lot, given County Zoning Codes?
  3. Determine existing conditions by performing “Exploratory Demo”
  4. Transform the “Creative Conceptual Ideas” into an initial Plans Draft
  5. Determine General Allowances
  6. Determine an initial Budget Range for the initial Scope of Work

Phase #2 – Review and Design

  1. Review Initial Plans and determine any Design changes wanted/needed.
  2. Draw “As-built” Plans
  3. Incorporated any Design changes
  4. Draw Proposed Plans with changes
  5. Revise Scope of Work if needed
  6. Refine General Allowances
  7. Produce and more refined Budget Range

Phase #3 – Final Specifications and Selections

  1. Finalize all changes to Design
  2. Prepare Energy Calculations
  3. Gather NOA’s
  4. Produce Permittable set of Construction Plans
  5. Finalize Selections
  6. Finalize Selection Budget
  7. Present Final Specifications, Budget, and Agreement
  8. Prepare Permit Application for submission

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01

Oct 2020

What to Expect from Level 4 Custom Homes and Contracting

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Pre-Construction Phases – Introduction

Construction in general is an extremely complicated and detailed process. It’s literally coordinating thousands of parts, scheduling hundreds of people (between suppliers, Subs and Labor), navigating not only changing Building Codes, but also FEMA flood requirements and Southwest Florida Water Management District (aka – SwiFMuD), and keeping track of all the selections and changes of a Client in an effort to complete a project that will bring the vision of the Client to reality and make the Owner smile with contentment when it’s completed.  And that is just naming a few things.

With Additions/Remodels, throw into the mix the “unknown factor”, retrofitting new materials and products to old ones, trying to match existing colors and finishes, and navigating around the Owner’s and you get just a brief glimpse into a very complicated world.

Most Contractors have the same Pre-Construction procedures for both New Construction and Additions/Remodels, but they are not exactly the same. Because of this Level 4 approaches each differently in our Pre-Construction procedures. Here at Level 4, we want to break this down for the Client into very understandable pieces. In order to accomplish this, we have adopted a system for Additions/Remodels called “Remod-ology”. This system was created and written about by Steven and Paul Gidus in their book “Remod-ology”. This system differs greatly in the Pre-Construction Phase of Construction from most all other Contractors. It endeavors to create a “Conflict-free” environment that allows for less stress on both Client and Contractor because more questions are answered in the beginning,  reduce surprises, saves the Home Owner money and wasted time, and give the Client peace of mind once construction starts because all details are addressed. We feel by doing this it better serves the Client and fulfills our 4 axioms of Integrity, Quality, Service, Innovation.

  1. Integrity –  because enables us to be more “up-front”, knowledgeable, and insightful with the Client about the Project.
  2. Quality – because our approach is more methodical, the knowledge we gain of existing conditions allows us to better incorporate newer products with the correct application.
  3. Service – because we work to gain a better understanding of the existing conditions and eliminate more potential problems, we can better explain to the Client of all aspects of the job. We are better equipped to track job conditions, Client selections and changes.
  4. Innovation – because we are employing a system that most others do not use

In my next Blog, I will begin to break down, in detail, our Pre-Construction Process for Additions/Remodels so you will know exactly what to expect from Level 4 if you choose to go with us.

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