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Construction Management Services





  1. Review schematic and preliminary plans and outline specifications and advise Owner and architect thereon.

  2. Consult throughout the design phase with the architect and recommend economics consistent with requirements of the program and sound construction practice.

  3. Prepare a detailed cost budget based on schematic plans and run budgets as the plans are developed.

  4. Continually advise the architect during preparation of final working drawings for the purposes described in (2) above. Advise further with respect to availability and pricing of materials, merits of alternative systems, trade jurisdictions, practicability of details, extent of off-site prefabrication, and packaging for bidding.

  5. Review the contract documents (final working drawings and specifications) being prepared by the architect. Attempt to bring apparent discrepancies and omissions to the attention of the architect. Recommend to the Owner unit prices for inclusion in the final documents. Recommend potential bidders and bid packages.

  6. Provide a final cost estimate prior to issuance of bid documents. Aid in cost analysis and preparation of possible alternatives to the base bid for each package.

    1. Receive, tabulate and forward to the architect all inquiries of bidders, together with recommendations of action to be taken regarding same. The architect will prepare all necessary addenda and issue same.

    2. Tabulate, analyze and evaluate all bids and make appropriate recommendations to the Owner regarding contract awards.

  7. Prepare preliminary construction schedule for the entire project.

  8. Develop a cost value for each activity, based on the schedule developed under (7) above, for use in preparing an expenditure forecast schedule (projected cash flow).

  9. During all phases, make such reports to the Owner as in the opinion of the construction consultant and owner shall be necessary. Attend conferences as are required.


  1. General Management and Corporation

    1. Coordinate and superintend the work to be performed by all of the contractors through to completion and see to it that the materials furnished and the work performed are in accordance with the drawings, specifications and contract documents. This coordination and inspection shall in no way supersede or dilute the contractor’s obligation to perform the work in conformance with all contract requirements; nor shall it relieve the contractors of the obligation for providing fully qualified superintendents to direct their work forces and to employ adequate and safe means and methods for accomplishing the work; neither shall it supersede the inspection of the architect or his aesthetic or engineering judgment about materials, systems or methods. The construction manager shall have the authority to require the prompt execution of the work, and to give instructions to require corrective work, whenever such action may be necessary in his opinion to insure the proper execution of the contract and / or to protect the interest of the Owner. Except as otherwise provided herein, he shall determine the amount, quality, acceptability, fitness and progress of the work covered by the contracts, with the approval of the Owner’s representatives and the architect.

    2. The construction manager shall be responsible for exercising regulatory control over all contractors. This responsibility includes, but is not necessarily limited to, the development of systems of checks and balances which will permit the implementation of construction information systems, project time control schedules and resources analysis as they relate to materials, manpower and costs. In order to accomplish this responsibility, the construction manager shall receive from the Owner sufficient sets of final plans and specifications for each phase of the work.

    3. The construction manager shall coordinate the efforts of all contractors to insure that the project is on schedule and is well constructed in accordance with the contract documents.

    4. Should the project be a completely phase “fast track” one, the construction manager shall assist in taking competitive bids for all trades; negotiate with sub-contractors and recommend award of all subcontractors. He shall maintain monthly anticipated cost statements showing the status of each trade and its comparison to the original budget, changes, if any, and the anticipated cost to complete.

  2. On-Site Management

    1. Maintain a full-time superintendent staff at the job site for the coordination and inspection of the work. The cost of such personnel is to be reimbursed by the Owner.

    2. Establish on-site organization and lines of authority in order to carry out the overall plans of the Owner and architect in all phases of the project on a totally coordinated and efficient basis. Prepare a chart graphically indicating the lines of authority and submit it to the Owner for approval.

    3. Establish and implement procedures for, and maintain coordination among the Owner, architect, the various contractors, and outside agencies having jurisdiction with respect to all aspects of the subject.

    4. Prepare and develop an on-site record-keeping system which will be sufficient in detail to satisfy an audit by the Owner. Such records shall include, but shall not necessarily be limited to, daily logs, progress schedules, manpower breakdowns (daily by trade), financial reports, quantities, material lists, shop drawing logs, and the like.

    5. Assist the Owner in obtaining the general building permits and certificates of occupancy as required.

    6. Coordinate the obtaining of all legally required permits, licenses, and certificates. Assemble these documents from the contractors and deliver to the Owner at the completion of the work.

    7. Coordinate all aspects of the work with all local municipal authorities, governmental agencies, utility companies, etc., who may be involved in the project.

    8. Coordinate the work of all contractors until final completion and acceptance of the project by the Owner, including a comprehensive final inspection to insure that the materials furnished and work performed are in accordance with the contract documents and that work on the project is progressing on schedule. In the event that the interpretation of the meaning and intent of the contract documents becomes necessary during construction, ascertain the architect’s interpretation and transmit such information to the appropriate contractor(s).

    9. Hold job meetings when necessary, attended by the contractors, architect and Owner’s representative to discuss procedures, progress, problems, scheduling and open items.

    10. Constantly review the adequacy of the contractor’s supervision, personnel and equipment and the availability of necessary materials and supplies. Where inadequate, direct that the necessary action be taken by the contractors involved.

  3. Coordinate Testing and Controlled Inspection

    1. Develop and establish for the Owner’s benefit and for his use a quality inspection control system in order to insure that the standards of construction called for are met.

    2. Develop a checking and testing procedure which will insure that all systems are adequately tested and balanced prior to their acceptance.

    3. Coordinate all testing provided by others as required by the technical sections of the specifications, and as required by the building code. Keep an accurate record of all tests, inspections conducted, findings and test reports. Services of professional engineers, engineer-of-record, and architect as required by the building code would be performed for the Owner directly.

  4. Coordinate Shop Drawing Submissions

    1. Receive, review for compliance with the Contract Documents shop drawings, materials and all items submitted by the contractor. Requests for approval of subcontractors, delivery schedules, material lists, shop drawings, samples, and the like shall be commented upon and submitted to the architect for concurring approval. Approval of technical adequacy of shop drawings and samples remain the duty of the architect.

    2. Oversee the submission of all shop drawings, composite shop and coordination drawings, brochures and material samples, and instruct the contractors that submission shall comply with the following requirements:

      1. Each submission shall be accompanied by a letter of transmittal in triplicate, listing and contents of the submission. Each item shall be identified by reference of drawing number and / or specification section, page and paragraph.

      2. Each submission shall be accompanied by all required certifications and other such supporting material and shall be submitted in such sequence as to cause no delay in the work and in groups of related items to permit simultaneous and coordinated checking.

      3. Samples shall include all physical properties so as to permit proper identification and evaluation.

    3. Monitor and implement the flow of all documents and materials to insure the proper sequence of approvals by the architect so as not to delay the progress of the work.

    4. Establish and maintain on the site, a complete library of all contract documents, approved shop drawings and approved material samples.

  5. Review All Progress Payment Requests

    1. Before the first partial payment to any contractor becomes due, prepare jointly with said contractor a schedule of estimated values of the main branches of the work totaling the amount of the contract.

    2. Assist each contractor in the preparation of progress payments and final payments and review and make recommendations for approval thereof, in accordance with the Owner’s procedures. All applications for payments will be submitted through the construction manager in accordance with established procedures.

    3. Recommend to the Owner the institution of any partial or complete default action against any contractor(s). Where deemed necessary, determine amounts due under default settlement and prepare budget estimates for completion of work.

  6. Review and Coordinate All Change Order Requests

    1. Receive and review all change order request from the contractors. Review unit prices, time and material changes and similar items. Consult with the architect, and after mutual agreement, submit recommendations to the Owner.

    2. Review all changes proposed by the Owner and / or architect and make recommendations to the Owner and / or architect regarding their practicability, costs and effect on completion schedule.

    3. Monitor and advise upon requests for changes required by field conditions and progress of the work, and obtain approval from the Owner and the architect. No changes shall be made to the requirements of the contract without such approvals.

    4. Insure that all change orders are satisfactorily carried out in the construction.

    5. Implement the specification and Owner’s procedures for the processing of change orders, including applications for extensions of time.

    6. With respect to portions of the work performed by change orders, or otherwise, on a time-and-materials, unit-cost, or similar basis, which requires the keeping of records and computations, maintain adequate cost accounting records to satisfy the specifications and Owner procedures.

  7. Provide and Supervise General Conditions Items

    General Condition items normally include, but are not limited to, the following: watchmen, scaffolding, hoists, dirt chutes, cranes, shanties, ceremonies, construction work, temporary toilets, fencing, sidewalk bridges, first-aid station, temporary elevator, signs, safety barricades, water boys, cleaning, trucking, special equipment, winter protection, temporary heat, temporary water, temporary light and power, temporary protective enclosures, field office and its related costs, equipment and furnishings, progress-, final-, and miscellaneous photos, messenger service, installation of Owner-furnished items, post and planking miscellaneous installation and general maintenance, sub-soil exploration, refuse disposal, field and laboratory test of concrete, steel and soils, surveys, bench marks and monuments, storage of long delivery procurement items, and miscellaneous construction work. Should the construction manager be required to provide general condition items listed above, he shall provide adequate personal supervision in furnishing the general condition items requested by the Owner’s representatives. None but competent employees and supervising personnel shall be employed by the construction manager in furnishing said general condition items; should the Owner or his representatives deem any such employee incompetent or negligent, or for any cause unfit for their duties, the construction manager shall dismiss them and they shall not again be employed by the construction manager in its performance of this agreement. The Owner, the architect, and their representatives, shall at all times have access to inspect such items, and the construction manager shall provide facilities for such access and inspection. Any items which the Owner finds to be defective shall be removed immediately and satisfactory items substituted therefore without delay.

  8. Provide Scheduling Administration

    During the course of construction, the construction manager will make an analysis of the materials and equipment that will be required on the job. He will determine requirements for dates when shop drawings must be approved, fabrication and manufacture begun and completed, and delivery dates required on the job. He will maintain a scheduling system to expedite materials and equipment deliveries through the course of construction. Computer scheduling when ordered by the Owner as an additional service from the construction manager will be coordinated by the construction manager.

  9. Close Out The Project

    1. At the proper time, coordinate the preparation of punch lists, together with the architect, indicating the items of work remaining to be accomplished, and insure that these items are completed in an expeditious manner. Prepare certificates of substantial and final completion, if required.

    2. Assemble all guarantees, warranties, etc., as required by the contract documents and forward them to the Owner, certifying that they are complete and cover all work as required.

    3. Coordinate and expedite the preparation by the contractors of operating manuals and similar instructions; obtain architect’s approval to insure that they are sufficiently comprehensive; and forward them to the Owner, certifying that they are complete and cover all items as required by the contract documents.

    4. Receive, check and forward to the Owner all releases of claims required prior to issuance of final certificate of completion and final payment to contractors. Make recommendations on the withholding of payments to contractors where deemed necessary to protect the Owner. Determine value of uncorrected work.

    5. Expedite the contractor’s preparation of “as-built” drawings of the entire project in accordance with the terms of the specifications. The completed “as-built” drawings shall be subject to the approval of the architect and submitted to the Owner for its records upon final completion of the project.

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