Design and Build Construction

Complete Plans and Specifications Construction

Construction Manager

Cost Plus Fee

Four Basic Types of Construction Processes Used as Tools for Owners and Contractors to Negotiate the Price and Scope of Work for Construction Projects.

• Design-and-Build

In the design-and-build contracting arrangement, also called the "design-build" or "turnkey" mode, the Owner typically contracts with a single party that designs and builds the project. Documents for the solicitation of bids under the design-and-build contracting mode include the following:

• A program setting forth the project scope and the size, type, and desired design character of the building and site.
• A set of performance specifications covering the quality of materials, equipment, and workmanship.
• A maximum acceptance cost.
• A method and grading system for evaluating contractor proposals on the basis of a preliminary design, outline specifications, a price, and the financial condition and relevant experience of the contractor and the contractor's design professional.

• Complete Plans and Specifications

The complete plans and specifications contracting option, also known as "lump-sum" mode, requires the development and cost to complete a full set of plans and specifications setting forth directions in enough detail to enable a contractor to carry them out. This mode of construction typically cost's more up front as the owner typically hires and Architect or Engineer to develop the set of plans and a complete specification list of every item used in the construction.

• Construction Manager

In the construction manager contracting arrangement, the Owner typically contracts with a firm that provides management services during design and bidding phases and assumes responsibility for the construction work. The construction manager serves as a member of the construction team. Documents for the solicitation of bids under the construction manager contracting mode include the following:

• Pre-qualification standards
• Outline specifications
• Schematic drawings

These documents must indicate the general scope of the project. They must also designate those fees and other fixed commitments upon which pre-qualified contractors will be invited to submit competitive bids that will, in turn, serve as the basis of selection.

• Cost-Plus-Fee

In the cost-plus-fee contracting arrangement, the contractor is reimbursed for the actual cost of labor and materials, plus a fee for overhead and profit. Cost-plus-fee contracts are usually used when there are limiting factors like short times frames to complete the work or when there is a development of trust between Owner and Contractor. In the Cost-Plus-Fee Mode the Owner and Contractor share the risk during construction, but work towards completing the project on time. Documents for the solicitation of bids under the cost-plus-fee contracting mode include the following:

• Pre-qualification standards
• Outline specifications
• Schematic drawings

These documents must generally describe the scope of the work and a definition of "reimbursable costs" and "non-reimbursable costs." They must also designate the fees and other fixed costs upon which pre-qualified contractors will be invited to submit proposals that will, in turn, serve as the basis of selection.

TJT Construction, L.L.C. also offers a service whereby we field measure an existing properties architectural, mechanical, electrical and plumbing systems and input that information into an AutoCad database for third party manipulation.

There are different levels of pricing based on the end users requirements. Typically, an end users requirements will fall into one of several categories.

• Field measure only architectural components.
• Field measure electrical components to include lights, outlets, switches, data, telephone etc.
• Field measure plumbing systems.
• Field measure HVAC systems.

Examples include but are not limited to the following:

• Architects: Most typical scenario is to field measure a residential or commercial property to include all partitions, door swings, exterior walls, kitchen, bath, utility, laundry and shelving layouts, all in plan view.
• Building Owners & Property Managers: Most typical service is to field measure existing partitions, door swings, exterior walls, kitchen, bath, utility, laundry and shelving layouts, all in plan view and based on the end users requirements. Often times building owners and property managers want area calculations for lease exhibits. We offer that service as well. Area calculations are done based on BOMA standards.

Attached are examples of some of our past assignments.

We offer a free initial consultation assessment with an end user to determine the assignment requirements to develop our fee.

TJT Construction, LLC

Metairie, La

tjtllc@cox.net

(504) 828-2574