Construction Management Services
schematic and preliminary plans and outline specifications and
advise Owner and architect thereon.
throughout the design phase with the architect and recommend
economics consistent with requirements of the program and sound
a detailed cost budget based on schematic plans and run budgets
as the plans are developed.
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.
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
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.
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.
Tabulate, analyze and evaluate all bids and make appropriate
recommendations to the Owner regarding contract awards.
preliminary construction schedule for the entire project.
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).
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.
General Management and Corporation
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.
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.
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.
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.
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.
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
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.
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.
Assist the Owner in obtaining the general building permits
and certificates of occupancy as required.
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.
Coordinate all aspects of the work with all local municipal
authorities, governmental agencies, utility companies, etc.,
who may be involved in the project.
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).
job meetings when necessary, attended by the contractors,
architect and Owner’s representative to discuss procedures,
progress, problems, scheduling and open items.
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
Coordinate Testing and Controlled Inspection
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.
Develop a checking and testing procedure which will insure
that all systems are adequately tested and balanced prior to
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
Coordinate Shop Drawing Submissions
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
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:
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
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.
Samples shall include all physical properties so as to
permit proper identification and evaluation.
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.
Establish and maintain on the site, a complete library of
all contract documents, approved shop drawings and approved
Review All Progress Payment Requests
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.
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.
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
Review and Coordinate All Change Order Requests
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.
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
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
Insure that all change orders are satisfactorily carried out
in the construction.
Implement the specification and Owner’s procedures for the
processing of change orders, including applications for
extensions of time.
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.
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.
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
Close Out The Project
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.
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
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.
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.
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