Pre-Construction & Construction Services

At Oltmans Construction Co., we implement a rigorous process to help our clients achieve the results they desire.

Select a service to the left to find out more about it.

Consultation During Project Development

Oltmans project team will review the conceptual designs during the development phase of the project and advise the Owner of any on-site use recommendations and/or improvements, including the selections of materials, building systems and equipment. Oltmans will provide their expertise in making further recommendations on any construction feasibility issues including the availability of materials and labor and will advise of any specific time scheduling requirements required for any installations or construction. Design drawings will be carefully studied to achieve any cost savings factors by the use of alternative designs or materials, and preliminary budgets will be prepared incorporating any other possible economies that would provide the most cost effective methods of construction. These studies will be presented to the Owner in a timely manner for their review and consideration. Oltmans will assist the Owner in selecting design consultants best suited for their project in the following trades: Structural, electrical, mechanical, soils, civil and testing labs/engineers.

Design/Build Schedule

Working closely together with the project's design/build consultants, Oltmans constantly monitors the construction progress and continually provides updated project schedule information to the Owner. While providing the most timely and successful project completion schedule possible for all design/build consultants working on the project is our goal, the Owner's requirements remain our utmost concern.

Preliminary Project Budget

Oltmans is able to prepare a preliminary budget for the Owner's review as soon as the major project requirements have been identified. A preliminary estimate of these construction costs is based on a quantity survey taken from preliminary drawings and specifications, generally available at the end of the schematic design phase of the project. These preliminary budget numbers are further updated and refined as the development of the drawings and specifications for the project evolves. Oltmans professional budget estimators are able to advise the Owner and/or the Owner's design team if it appears that their goal budget numbers are not attainable. To help benefit the Owner's desired budget goal, our years of expertise allows the Oltmans team to further refine the project objectives and identify any possible alternative options and make recommendations for any viable changes to the project scope of work.

Coordination of Contract Documents

Oltmans reviews all construction drawings and specifications as they are being prepared, making their recommendations to the Owner for alternative solutions whenever design details affect construction feasibility, schedules or costs.

1. Determination of Project Facilities: The assigned Oltmans team will verify that all requirements or necessary assignment of any responsibilities for the project have been met. This would include any on-site safety precautions required to uphold our mandated safety policies and programs, any temporary project facilities and/or their respective services, all equipment, materials or any other services, etc. deemed necessary for the common use by both contractors and subcontractors on the project site. Oltmans assures that all of these general condition type requirements for the project have been included and are successfully incorporated into all of the proposed contract documents.
2. Pre-qualification Format for Subcontractors: Oltmans will make their recommendations for the best method to be used in the selection of successful subcontractors for the project and will administer and award these subcontracts on behalf of the Owner. If separate contracts are to be awarded, a careful review of the project's drawings and specifications are made: 1) to ascertain if areas of jurisdiction overlap, 2) to verify that all work has been included, and 3) to allow for phased construction on the project.
3. Purchasing Schedule: Oltmans will determine and recommend a pro-active schedule for the purchase of any and/or all materials or equipment requiring long-lead time procurement and will coordinate the early preparation of any subcontract documents necessary to accommodate the proposed project schedule on behalf of the Owner. Oltmans will further expedite and coordinate the successful delivery of these critical long-lead item purchases.

Labor Requirements

Provide an analysis of the types and quantity of labor required for the Project and review the availability of appropriate categories of labor required for critical phases.

1. Special Agency Requirements: Determine applicable requirements for Equal Employment Opportunity Programs for inclusion in the proposed contract documents.

Bidding Format

Prepare pre-qualification criteria for bidders and develop subcontract interest in the Project. Establish bidding schedules and conduct pre-bid conferences to familiarize bidders with the bid documents. Oltmans Construction Co.'s management techniques and with any special systems, materials, methods or job conditions.

1. Bid Analysis: Receive bids and open together with Owner's representatives, prepare detailed bid analysis and make recommendations to the Owner for award.

Contract Awards

Conduct pre-award conferences with successful bidders. Prepare construction subcontracts with detailed Scopes of Work for review by Owner prior to distribution.

Project Control

Coordinate the work of the subcontractors with the activities and responsibilities of the Owner and Architect to complete the project in accordance with the Owner's objectives on cost, time and quality. Provide sufficient personnel at the Project site with the authority to achieve these objectives.

1. Pre-Construction/Progress Meetings: Schedule and conduct pre-construction and progress meetings at which the Owner, Architect or Engineers and pertinent subcontractors can discuss jointly such matters as procedures, progress, problems upcoming events and scheduling.
2. Detailed Construction Schedule: Provide a detailed schedule for the operations of subcontractors on the Project, including realistic activity sequences and durations, allocations of labor and materials, processing of shop drawings and submittals and delivery of products requiring long lead-time procurement; include the Owner's occupancy requirements showing portions of the project having occupancy priority. Project scheduling software is PrimaveraSureTrak.
3. Schedule Monitoring: Provide regular monitoring and up-dating of the schedule as construction progresses. Identify potential variances between scheduled and probable completion dates. Review schedule of work not started or incomplete and recommend adjustments in the schedule to meet the probable completion date. Provide summary reports of each monitoring and document all changes in schedule.

Cost Control

Revise and refine the approved estimate of construction cost, incorporate approved changes as they occur and develop cash flow reports and forecasts as needed.

1. Monitoring of Approved Budget: Provide regular monitoring of the approved estimate of construction cost , showing actual costs for activities in process and estimates for uncompleted tasks. Identify variances between actual and budgeted or estimated cost, up-date estimates as necessary, and advise the Owner whenever projects costs exceed budgets or estimates.
2. Cost Accounting Records/Reports: Arrange for the maintenance of cost accounting records on authorized work performed under unit costs, actual costs for labor and materials or other basis requiring accounting records.
3. Change Order Processing: Recommend necessary or desirable changes to the Owner and Architect, review requests for change orders from subcontractors and submit recommendations to the Owner and Architect.
4. Subcontractor Progress Payments: Develop and implement a procedure for the review and processing of applications by subcontractors for progress and final payment. Make recommendations to the Owner for payment.

Permit and Fees

Assist in obtaining all building permits and special permits for permanent improvements excluding permits for inspection or temporary facilities required to be obtained directly by the various subcontractors. Assist in obtaining approval from all the authorities having jurisdiction.

Professional Consultants

If required, assist the Owner in selecting and retaining professional services of a surveyor, special consultants and testing laboratories. Coordinate these services.

Inspection

Inspect the work of subcontractors to assure that the work is being performed in accordance with the requirements of the contract documents. Guard the Owner against defects and deficiencies in the work. Require any subcontractor to stop work or any portion thereof, and require special inspection or testing of any work not in accordance with the pro visions of the contract documents whether or not such work be then fabricated, installed or completed. Reject work which does not conform to the requirements of the contract documents.

Contract Performance

Consult with the Architect and the Owner requests for interpretations of the meaning and intent of the drawings and specifications, and assist in the resolution of any questions which may arise.

Shop Drawings, Submittals and Samples

In collaboration with the Architect. establish and implement procedures for expediting the processing and approval of shop drawings and samples.

Reports and Records

Record the progress of the project and submit written progress reports on a monthly basis to the Owner, including information on the subcontractors and the work on the project, the percent age of completion and the number and amount of each change order. Oltmans Construction Co.'s representative shall meet at least monthly with the representatives of the Owner for executive project status meetings at which time the monthly report will be submitted. Oltmans Construction Co.'s project manager shall meet at least weekly with the Architect's project manager and representatives of the Owner (and/or such other parties as necessary, including subcontractors) to review the status of the work. Oltmans Construction Co.'s project manager shall prepare and submit to all parties participating in such weekly and monthly meetings, written minutes thereof within three (3) business days of such meetings.

Owner Purchased Items

Accept delivery and arrange storage protection and security for all Owner-purchased materials, systems and equipment which are a part of the work until such items are turned over to the subcontractors.

Substantial Completion

Upon the subcontractor's determination of Substantial Completion of the work or designated portions thereof, prepare for the Owner, a list (punch list) of incomplete or unsatisfactory items and a schedule of their completion. After the Architect certifies the Date of Substantial Completion, supervise the correction and completion of the work.

Equipment Start-Up

With the Owner's maintenance personnel, direct the check-out of utilities, operational systems and equipment for readiness and assist in their initial start-up and testing.

Final Close-Out and Acceptance

Determine final completion and provide written notice to the Owner that the work is ready for final inspection and acceptance. Secure and transmit to Owner required guarantees, affidavits, releases, bonds, waivers keys, operations and maintenance manuals, "as-built" drawings and any extra maintenance materials.