"Pre-Construction" and Construction Management Services Provided by Tiger Construction, Inc. are available in all of the following Major Phases of the Work:
Phase 1 - Project Feasibility/Due Diligence
Phase 2 - Conceptual Design
Phase 3 - Preliminary Design and Budgeting
Phase 4 - Contract Documents and Permitting
Phase 5 - Bidding & Award Contracts
Phase 6 - Construction Phase
Phase 7 – Project Close Out
PHASE 1 - Project Feasibility/Due Diligence
ALTA /ACSM Survey
A surveying standard jointly proposed by the American Land Title Association and the American Congress on Surveying and Mapping that incorporates elements of the boundary survey, mortgage survey, and topographic survey. ALTA/ACSM surveys, frequently shortened to ALTA surveys, are often required for real estate transactions.
Wetlands Delineation & Location Survey
A survey that is completed when construction work is to be done on or near a site containing defined wetlands. Depending on your local, state, or federal regulations wetlands are usually classified as areas that are completely inundated with water more than two (2) weeks during the growing season. The boundary of the wetlands is determined by observing the soil colors, vegetation, erosion patterns or scour marks, hydrology, and morphology. Typically blue or pink colored flags are then placed in key locations to denote the boundary of the wetlands. A survey is done to collect the data on the locations of the placed flags and a plan is drawn to reference the boundary of the wetlands against the boundary of the surrounding plots or parcels of land and the construction work proposed within.
Zoning
Restrictions of areas or regions of land within specific geographical areas based on permitted building size, character, and uses as established by governing urban authorities.
Sub-Surface Investigation
1. A term used to represent an examination of soil conditions below the ground.
2. Investigations include soil borings and geotechnical laboratory tests for structural design purposes.
Utilities Availability
1. Obtain water service verification letter from municipality or private utility provider.
2. Obtain sewer service verification letter from municipality or private utility provider.
2. Obtain power service verification letter from municipality or private utility provider.
Building Codes
Prevailing regulations, ordinances or statutory requirements set forth by governmental agencies associated with building construction practices and owner occupancy, adopted and administered for the protection of public health, life safety and welfare.
PHASE 2 – Conceptual Design and Budgeting
Pre-Construction Planning and Team Building
A process used for the purpose of establishing below market dollar budget(s), overall project scheduling and design criteria; also identification and selection of the most feasible planning, design and construction team.
Owner-Architect Agreement
A written form of contract between architect and client for professional architectural services.
Schematic Design
The first phase of the architect's basic services in which the architect consults with the owner to ascertain the requirements of the project and prepares schematic design studies consisting of drawings and other documents showing the scale and project components for the owner’s approval.
Design-Development
The second phase of the architect's basic services wherein the architect prepares drawings and other presentation documents to fix and describe the size and character of the entire project as to architectural, structural, mechanical and electrical systems, materials and other essentials as may be appropriate; and prepares a statement of probable construction cost.
PHASE 3 – Preliminary Design and Budgeting
Preliminary Drawings
1. The drawings that precede the final approved drawings.
2. Usually these drawings are stamped or titled "PRELIMINARY"; and the "PRELIMINARY" is removed from the drawings upon being reviewed and approved by the owner.
Pre-qualification of prospective bidders
A screening process wherein the owner or his/her appointed representative gathers background information from a contractor or construction professional for selection purposes. Qualifying considerations include competence, integrity, dependability, responsiveness, bonding rate, bonding capacity, work on hand, similar project experience, and other specific owner requirements.
Detailed Estimate of Construction Cost
A calculation of costs prepared on the basis of a detailed analysis of materials and labor for all items of work, as contrasted with an estimate based on current area, volume or similar unit costs.
PHASE 4 – Contract Documents and Permitting
Construction Documents Phase
The third phase of the architect's basic services wherein the architect prepares permit drawings, specifications and bidding information.
Scope of Work
A written range of view or action; outlook; hence, room for the exercise of faculties or function; capacity for achievement; all in connection with a designated project.
Construction Document Gathering
The Construction Managers gathering of the Owner’s construction documents (plans and specifications), list of materials, and cost breakdowns for the purpose of submitting these documents and estimates to the Owner’s lending institution.
Building Permit
A written document issued by the appropriate governmental authority permitting construction to begin on a specific project in accordance with drawings and specifications approved by the governmental authority.
Working Drawings
A full set of permitted drawings complete with plan and section views, dimensions, details, and notes so that whatever is shown can be constructed and /or replicated without instructions but subject to clarifications.
PHASE 5 – Bidding, Awarding of Contracts and Scheduling
Critical Path Method (C.P.M.)
A planning scheduling and control line and symbol diagram drawn to show the respective tasks and activities involved in constructing a specific project.
Gantt Chart
The schedule of activities for a project. A Gantt Chart shows start and finish dates, critical and non-critical activities, slack time, and predecessor relationships.
Bid Packaging
All drawings, specifications, documents, estimates, paperwork, bid forms, and bid bonds relevant to a construction project. A contract is based on the bid package.
Bid
1. An offer or proposal of a price
2. The amount offered or proposed.
Proposal
A written offer from a bidder to the owner, preferably on a prescribed proposal form, to perform the work and to furnish all labor, materials, equipment and/or services for the prices and terms quoted by the bidder.
Construction Cost
The direct contractor costs for labor, material, equipment, and services; contractors overhead and profit; and other direct construction costs. Construction cost does not include the compensation paid to the architect and engineer and consultants, the cost of the land, rights-of-way or other costs which are defined in the contract documents as being the responsibility of the owner.
Owner-General Contractor Agreement
Contract between owner and general contractor for a construction project.
General Contracting (the traditional method)
When a prime or main contractor bids the entire work AFTER the final design, plans and specifications are complete and have been approved by the owner.
Contractor
A properly licensed individual of company that agrees to furnish labor, materials, equipment and associated services to perform the work as specified for a specified price.
Contract
1. An agreement between two or more parties, especially one that is written and enforceable by law
2. The writing or document containing such an agreement.
Subcontractor
A qualified subordinate contractor to the prime or main contractor.
Subcontract
A written form of agreement between the prime or main contractor and another contractor or supplier for the satisfactory performance of services or delivery or material as set forth in the plans and specifications for a specific project.
PHASE 6 - Construction Phase
Contract Administration
The contractual duties and responsibilities of the architect, engineer, general contractor, sub-contractor and supplier’s during the construction phase of a specific project.
Supervision and/or Monitoring
1.The act, process, or function of supervising construction materials, methods and processes for a specific project by a representative of the construction manager.
2. Hands on field direction of the contracted work by a qualified individual of the construction manager.
Time & Materials Monitoring
A written agreement between the owner and the contractor wherein payment is based on the contractor's actual cost for labor, equipment, materials, and services plus a fixed add-on amount to cover the contractor’s overhead and profit.
Purchase Order
A written document from a buyer to a seller to purchase materials, services, equipment or supplies with acceptable purchase terms indicated.
Supplier
An individual or firm who supplies and/or fabricates materials or equipment for a specific portion of a construction project but does not perform any labor on the project.
Vendor
One that sells materials or equipment not fabricated to a special design.
Work Order
A written order, signed by the owner or his representative, of a contractual status requiring performance by the contractor without negotiation of any sort.
Building Inspector/Official
A qualified government representative authorized to inspect construction for compliance with applicable building codes, regulations and ordinances. Courts have ruled that building inspections are exempt from errors and omissions liabilities.
Daily Construction Report
A written document and record that has two main purposes:
1. they furnish information to off-site persons who need and have a right to know important details of events as they occur daily and hourly, and
2. they furnish historical documentation that might later have a legal bearing in cases of disputes. Daily reports should be as factual and impersonal as possible, free from the expression of personal opinions and feelings. Each report should be numbered to correspond with the working days established on the progress schedule. In the event of no-work days, a daily report should still be made, stating "no work today" ( due to rain, strike, or other causes). The report includes a description of the weather; a record of the total number of employees, subcontractors by name, work started and completed today, equipment on the job site, job progress today, names and titles of visitors, accidents and/or safety meetings, and a remarks column for other job related information.
Progress Schedule
A line diagram showing proposed and actual starting and completion times the respective project activities.
R.F.I.
1. An abbreviation for Request for Information.
2. A written request from a contractor to the owner or architect for clarification or information about the contract documents following contract award.
Inspection for Disbursement of Funds
An independent vehicle for the disbursement and accounting of construction funds allowing construction obligations to be paid (progress payments) when work is completed, inspected and approved. Job Costs are reviewed prior to making disbursements to establish that the actual construction payments are within the confines of the original estimate confines or schedule of construction values.
Progress Payment
A payment from the owner to the contractor determined by calculating the difference between the completed work and materials stored and a predetermined schedule of values or unit costs. (see Schedule of values; Unit Costs).
Lien, Mechanic's or Material
The right to take and hold or sell an owner’s property to satisfy unpaid debts to a qualified contractor for labor, materials, equipment or services to improve the property. (see Preliminary Lien Notice)
Release of Lien
A written action properly executed by and individual or firm supplying labor, materials or professional services on a project which releases his mechanic's lien against the project property.
Lien Waiver
1. A written document from a contractor, subcontractor, material supplier or other construction professional(s), having lien rights against an owner’s property, relinquishes all or part of those rights.
2. Lien waivers are generally used for processing progress payments to prime or main or subcontractors as follows: Conditional Lien Waiver, Unconditional Lien Waiver, and Final Lien Waiver.
Change Order
A written document between the owner and the contractor signed by the owner and the contractor authorizing a change in the work or an adjustment in the contract sum or the contract time. A change order may be signed by the architect or engineer, provided they have written authority from the owner for such procedure and that a copy of such written authority is furnished to the contractor upon request. The contract sum and the contract time may be changed only by change order. A change order may be in the form of additional compensation or time; or less compensation or time known as a Deduction (from the contract) the amount deducted from the contract sum by change order.
Change Order Proposal
A change order proposal is the written document before it has been approved and affected by the Contractor and Owner. A change order proposal can be issued by either the contractor or the owner. The change order proposal becomes a change order only after it has been approved and affected by the Contractor and Owner.
Change Order Request
A written document issued by the owner requesting an adjustment to the contract sum or an extension of the contract time; generally issued by the architect or owners representative.
PHASE 7 - Close out phase
Date of Substantial Completion
The date certified by the architect when the work or a designated portion thereof is sufficiently complete, in accordance with the contract documents, so the owner may occupy the work or designated portion thereof for the use for which it is intended.
Inspection List (punch list)
A list prepared by the owner or his/her authorized representative of items of work requiring immediate corrective or completion action by the contractor.
Final Inspection
A final site review of the project by the contractor, owner or owner’s authorized representative prior to issuing the final certificate for payment.
Final Acceptance
The action of the owner accepting the work from the contractor when the owner deems the work completed in accordance with the contract requirements. Final acceptance is confirmed by the owner when making the final payment to the contractor.
Final Payment
The last payment from the owner to the contractor of the entire unpaid balance of the contract sum as adjusted by any approved change orders.
Phase 2 - Conceptual Design
Phase 3 - Preliminary Design and Budgeting
Phase 4 - Contract Documents and Permitting
Phase 5 - Bidding & Award Contracts
Phase 6 - Construction Phase
Phase 7 – Project Close Out
PHASE 1 - Project Feasibility/Due Diligence
ALTA /ACSM Survey
A surveying standard jointly proposed by the American Land Title Association and the American Congress on Surveying and Mapping that incorporates elements of the boundary survey, mortgage survey, and topographic survey. ALTA/ACSM surveys, frequently shortened to ALTA surveys, are often required for real estate transactions.
Wetlands Delineation & Location Survey
A survey that is completed when construction work is to be done on or near a site containing defined wetlands. Depending on your local, state, or federal regulations wetlands are usually classified as areas that are completely inundated with water more than two (2) weeks during the growing season. The boundary of the wetlands is determined by observing the soil colors, vegetation, erosion patterns or scour marks, hydrology, and morphology. Typically blue or pink colored flags are then placed in key locations to denote the boundary of the wetlands. A survey is done to collect the data on the locations of the placed flags and a plan is drawn to reference the boundary of the wetlands against the boundary of the surrounding plots or parcels of land and the construction work proposed within.
Zoning
Restrictions of areas or regions of land within specific geographical areas based on permitted building size, character, and uses as established by governing urban authorities.
Sub-Surface Investigation
1. A term used to represent an examination of soil conditions below the ground.
2. Investigations include soil borings and geotechnical laboratory tests for structural design purposes.
Utilities Availability
1. Obtain water service verification letter from municipality or private utility provider.
2. Obtain sewer service verification letter from municipality or private utility provider.
2. Obtain power service verification letter from municipality or private utility provider.
Building Codes
Prevailing regulations, ordinances or statutory requirements set forth by governmental agencies associated with building construction practices and owner occupancy, adopted and administered for the protection of public health, life safety and welfare.
PHASE 2 – Conceptual Design and Budgeting
Pre-Construction Planning and Team Building
A process used for the purpose of establishing below market dollar budget(s), overall project scheduling and design criteria; also identification and selection of the most feasible planning, design and construction team.
Owner-Architect Agreement
A written form of contract between architect and client for professional architectural services.
Schematic Design
The first phase of the architect's basic services in which the architect consults with the owner to ascertain the requirements of the project and prepares schematic design studies consisting of drawings and other documents showing the scale and project components for the owner’s approval.
Design-Development
The second phase of the architect's basic services wherein the architect prepares drawings and other presentation documents to fix and describe the size and character of the entire project as to architectural, structural, mechanical and electrical systems, materials and other essentials as may be appropriate; and prepares a statement of probable construction cost.
PHASE 3 – Preliminary Design and Budgeting
Preliminary Drawings
1. The drawings that precede the final approved drawings.
2. Usually these drawings are stamped or titled "PRELIMINARY"; and the "PRELIMINARY" is removed from the drawings upon being reviewed and approved by the owner.
Pre-qualification of prospective bidders
A screening process wherein the owner or his/her appointed representative gathers background information from a contractor or construction professional for selection purposes. Qualifying considerations include competence, integrity, dependability, responsiveness, bonding rate, bonding capacity, work on hand, similar project experience, and other specific owner requirements.
Detailed Estimate of Construction Cost
A calculation of costs prepared on the basis of a detailed analysis of materials and labor for all items of work, as contrasted with an estimate based on current area, volume or similar unit costs.
PHASE 4 – Contract Documents and Permitting
Construction Documents Phase
The third phase of the architect's basic services wherein the architect prepares permit drawings, specifications and bidding information.
Scope of Work
A written range of view or action; outlook; hence, room for the exercise of faculties or function; capacity for achievement; all in connection with a designated project.
Construction Document Gathering
The Construction Managers gathering of the Owner’s construction documents (plans and specifications), list of materials, and cost breakdowns for the purpose of submitting these documents and estimates to the Owner’s lending institution.
Building Permit
A written document issued by the appropriate governmental authority permitting construction to begin on a specific project in accordance with drawings and specifications approved by the governmental authority.
Working Drawings
A full set of permitted drawings complete with plan and section views, dimensions, details, and notes so that whatever is shown can be constructed and /or replicated without instructions but subject to clarifications.
PHASE 5 – Bidding, Awarding of Contracts and Scheduling
Critical Path Method (C.P.M.)
A planning scheduling and control line and symbol diagram drawn to show the respective tasks and activities involved in constructing a specific project.
Gantt Chart
The schedule of activities for a project. A Gantt Chart shows start and finish dates, critical and non-critical activities, slack time, and predecessor relationships.
Bid Packaging
All drawings, specifications, documents, estimates, paperwork, bid forms, and bid bonds relevant to a construction project. A contract is based on the bid package.
Bid
1. An offer or proposal of a price
2. The amount offered or proposed.
Proposal
A written offer from a bidder to the owner, preferably on a prescribed proposal form, to perform the work and to furnish all labor, materials, equipment and/or services for the prices and terms quoted by the bidder.
Construction Cost
The direct contractor costs for labor, material, equipment, and services; contractors overhead and profit; and other direct construction costs. Construction cost does not include the compensation paid to the architect and engineer and consultants, the cost of the land, rights-of-way or other costs which are defined in the contract documents as being the responsibility of the owner.
Owner-General Contractor Agreement
Contract between owner and general contractor for a construction project.
General Contracting (the traditional method)
When a prime or main contractor bids the entire work AFTER the final design, plans and specifications are complete and have been approved by the owner.
Contractor
A properly licensed individual of company that agrees to furnish labor, materials, equipment and associated services to perform the work as specified for a specified price.
Contract
1. An agreement between two or more parties, especially one that is written and enforceable by law
2. The writing or document containing such an agreement.
Subcontractor
A qualified subordinate contractor to the prime or main contractor.
Subcontract
A written form of agreement between the prime or main contractor and another contractor or supplier for the satisfactory performance of services or delivery or material as set forth in the plans and specifications for a specific project.
PHASE 6 - Construction Phase
Contract Administration
The contractual duties and responsibilities of the architect, engineer, general contractor, sub-contractor and supplier’s during the construction phase of a specific project.
Supervision and/or Monitoring
1.The act, process, or function of supervising construction materials, methods and processes for a specific project by a representative of the construction manager.
2. Hands on field direction of the contracted work by a qualified individual of the construction manager.
Time & Materials Monitoring
A written agreement between the owner and the contractor wherein payment is based on the contractor's actual cost for labor, equipment, materials, and services plus a fixed add-on amount to cover the contractor’s overhead and profit.
Purchase Order
A written document from a buyer to a seller to purchase materials, services, equipment or supplies with acceptable purchase terms indicated.
Supplier
An individual or firm who supplies and/or fabricates materials or equipment for a specific portion of a construction project but does not perform any labor on the project.
Vendor
One that sells materials or equipment not fabricated to a special design.
Work Order
A written order, signed by the owner or his representative, of a contractual status requiring performance by the contractor without negotiation of any sort.
Building Inspector/Official
A qualified government representative authorized to inspect construction for compliance with applicable building codes, regulations and ordinances. Courts have ruled that building inspections are exempt from errors and omissions liabilities.
Daily Construction Report
A written document and record that has two main purposes:
1. they furnish information to off-site persons who need and have a right to know important details of events as they occur daily and hourly, and
2. they furnish historical documentation that might later have a legal bearing in cases of disputes. Daily reports should be as factual and impersonal as possible, free from the expression of personal opinions and feelings. Each report should be numbered to correspond with the working days established on the progress schedule. In the event of no-work days, a daily report should still be made, stating "no work today" ( due to rain, strike, or other causes). The report includes a description of the weather; a record of the total number of employees, subcontractors by name, work started and completed today, equipment on the job site, job progress today, names and titles of visitors, accidents and/or safety meetings, and a remarks column for other job related information.
Progress Schedule
A line diagram showing proposed and actual starting and completion times the respective project activities.
R.F.I.
1. An abbreviation for Request for Information.
2. A written request from a contractor to the owner or architect for clarification or information about the contract documents following contract award.
Inspection for Disbursement of Funds
An independent vehicle for the disbursement and accounting of construction funds allowing construction obligations to be paid (progress payments) when work is completed, inspected and approved. Job Costs are reviewed prior to making disbursements to establish that the actual construction payments are within the confines of the original estimate confines or schedule of construction values.
Progress Payment
A payment from the owner to the contractor determined by calculating the difference between the completed work and materials stored and a predetermined schedule of values or unit costs. (see Schedule of values; Unit Costs).
Lien, Mechanic's or Material
The right to take and hold or sell an owner’s property to satisfy unpaid debts to a qualified contractor for labor, materials, equipment or services to improve the property. (see Preliminary Lien Notice)
Release of Lien
A written action properly executed by and individual or firm supplying labor, materials or professional services on a project which releases his mechanic's lien against the project property.
Lien Waiver
1. A written document from a contractor, subcontractor, material supplier or other construction professional(s), having lien rights against an owner’s property, relinquishes all or part of those rights.
2. Lien waivers are generally used for processing progress payments to prime or main or subcontractors as follows: Conditional Lien Waiver, Unconditional Lien Waiver, and Final Lien Waiver.
Change Order
A written document between the owner and the contractor signed by the owner and the contractor authorizing a change in the work or an adjustment in the contract sum or the contract time. A change order may be signed by the architect or engineer, provided they have written authority from the owner for such procedure and that a copy of such written authority is furnished to the contractor upon request. The contract sum and the contract time may be changed only by change order. A change order may be in the form of additional compensation or time; or less compensation or time known as a Deduction (from the contract) the amount deducted from the contract sum by change order.
Change Order Proposal
A change order proposal is the written document before it has been approved and affected by the Contractor and Owner. A change order proposal can be issued by either the contractor or the owner. The change order proposal becomes a change order only after it has been approved and affected by the Contractor and Owner.
Change Order Request
A written document issued by the owner requesting an adjustment to the contract sum or an extension of the contract time; generally issued by the architect or owners representative.
PHASE 7 - Close out phase
Date of Substantial Completion
The date certified by the architect when the work or a designated portion thereof is sufficiently complete, in accordance with the contract documents, so the owner may occupy the work or designated portion thereof for the use for which it is intended.
Inspection List (punch list)
A list prepared by the owner or his/her authorized representative of items of work requiring immediate corrective or completion action by the contractor.
Final Inspection
A final site review of the project by the contractor, owner or owner’s authorized representative prior to issuing the final certificate for payment.
Final Acceptance
The action of the owner accepting the work from the contractor when the owner deems the work completed in accordance with the contract requirements. Final acceptance is confirmed by the owner when making the final payment to the contractor.
Final Payment
The last payment from the owner to the contractor of the entire unpaid balance of the contract sum as adjusted by any approved change orders.
