Services

Project and Program Management   Our teaming approach increases efficiency, reduces risk and yields reliable outcomes. Our project managers are highly organized, systematic problem-anticipators and solvers. No matter how ambitious the schedule, or exacting the budget constraints, we provide the management foresight, design supervision, and project leadership to guide the project team to successful outcomes. Providing realistic planning, thorough follow-through, effective communication, and timely course correction, we are capable of functioning in multiple roles: owner's representative, program manager, project manager (including oversight of the client's design team), and construction manager.

Research, Analysis and Technical Support   Scanning future trends and technology, we pursue investigations that help expand the design and construction industry’s body of knowledge and advance our experience as thought leaders and subject matter specialists. We offer technical support in risk assessment, claims and forensic analysis.

Project Formation   Red3 Group works to optimize financial and functional performance by partnering with our clients in a comprehensive understanding all the factors crucial to project success. We provide a full complement of services to help define and launch your project: project planning (budgeting and scheduling); team structuring (organizing procedures and processes); and project validation studies, due diligence, feasibility, conceptual design and zoning analyses.

Project Entitlement and Pre-Construction   Red3 Group Integrates design with advanced project implementation planning to save time. We provide a full range of design services from concept design through design-development including 3D modeling and fly-throughs. We fuse our highly creative design instincts with realistic strategies for project implementation, promoting design decision-making informed by cost, schedule and program fulfillment. With strong communication and presentation skills we provide effective representation and advocacy on behalf of our clients and projects.

Pre-Construction Phase Services

Project Team Coordination

  • Review and monitor document development and coordinate general contractor responsibilities

  • Review and monitor specification development and coordinate general contractor responsibilities

  • Review and recommend monthly billing requests, including reimbursables and additional services requests 

  • Forecast and document expected additional expenditures and unforeseen costs

Red3 Group Design Services

  • Establish quality level, product and systems standards

  • Building code analysis

  • Unit planning design and review

Municipal Coordination Support

  • Permitting support. 

  • Review all planning and permit submittal requirements to ensure that the occupancy strategy is clearly understood and incorporated into permitting and completion-turnover-occupancy process

  • Entitlement completion and support for obtaining permit

  • Initiate, and report on status of permit activities during pre-construction 

  • Permit management and monitoring

Project Budget Support

  • Guidance and support for design cost estimating by general contractor

  • Work closely with the general contractor to ensure that the construction component of the budget/proforma is proactively validated at each milestone or pre-determined intervals through the general contractor’s development of a fully updated construction budget including additive/deductive alternates

Value Management Support

  • In concert with the preparation of an updated cost estimate, work with the general contractor and project team to identify value management concepts

  • Value management concepts will be presented and updated with each iteration of the design and its cost estimate

  • Maintain the list of value management items to be reviewed by the client; Each item will be ranked

  • Oversee the project team’s creation of alternate scopes of work where appropriate

  • Monitor the development of the design to ensure that the construction documents foster a competitive environment at the subcontractor, supplier and manufacturer levels

  • Review and provide comment related to general contractor buyout

Project Schedule Support

  • Review and comment on the master project schedule as required

    • Initial construction schedule: Review and comment on the general contractor’s construction schedule with close scrutiny to tasks/activities, logic, durations, and milestones.

    • Master project schedule: Review and comment on the master project schedule incorporating all tasks/activities, logic, durations and milestones for pre-construction/design, construction, turnover and close-out

    • Construction schedule: Review and comment on general contractor updated construction schedule reflecting tasks/activities, logic, durations, and milestones that support contract documents

  • Recommend modifications to the master project schedule – Review and comment on updates to the construction schedule and master project schedule that incorporate revisions and modifications

Pre-Construction General Contractor Support

  • Support for general contractor invitation, request for proposals, interview, and selection

  • Value-engineering and constructibility reviews.

  • Assist in the procurement of a General Contractor and recommend a final contract format in conformance with all objectives and requirements. 

  • Review and comment on the contract for construction 

  • Assist with the negotiations of contract language and work to resolve disagreements relative to contractual language until such time the agreement is executed

Utility Coordination Support

  • Establish contacts, initiate meetings, ensure that Project Team determines quality and capacity of services, develop options, determine scope at property line and off-site, as may be required, and coordinate with Project Team. 

  • Support integration of the installation schedule into master project schedule

PROJECT DEFINITION AND DUE DILIGENCE SUPPORT

Project Introduction

  • Understanding of the project and the client’s project goals and objectives

  • Review available project information

    • Site evaluation

    • Program documentation 

    • Meeting notes and correspondence 

    • Plans and related documents prepared by the design team 

    • Surveys and geotechnical reports

    • Current project schedule

    • Project budget and pro forma 

Red3 Group Land Planning and Design Services

  • Property evaluations, planning and zoning analysis

  • Guidance and review of project team master planning, massing studies, and conceptual design

  • Preparation of test and fit/yield massing studies and master planning alternatives

  • Preparation of associated data analysis for massing studies and planning alternatives

  • Market research

  • Renovation/adaptive reuse projects 

    • Building condition assessment and project general feasibility

    • Zoning analysis to identify conformance issues and development potential

    • Feasibility studies for adaptive re-use

Design Standards and Project Programming

  • Creation or review of client design standards 

  • Guidance and support in the development of the project program

Entitlements Support

  • Guidance and review of planning and entitlement design submittals

  • Support in obtaining municipal approvals

  • Project representation with agencies and community groups

  • Support for environmental review

OWNER’S REPRESENTATION – DESIGN MANAGEMENT

Project Delivery Strategy

  • Work with the client and project team to develop the appropriate project delivery strategy 

  • Establish project controls and procedures up to and through contractor selection

Project Team Selection

  • Consultant pre-qualification

  • Development and distribution of the scope of work and request for consultant proposals 

  • Review of consultant proposals 

  • Organize and participate in consultant interviews 

  • Recommendation of consultant selection and notification

  • Support and guidance with consultant contracts, negotiations, and contract execution 

  • Project team and individual consultant management and guidance 

  • Support award and execution of client vendor contracts

Project Team Collaboration and Consultant Administration

  • Act as the liaison between the client and the project team to ensure alignment between project objectives and design direction 

  • Provide contract administration of professional project team services 

    • Monthly billing: Review for base services, reimbursables and additional services against both work complete to date and work defined in contract with recommendation to client to pay as submitted or as adjusted

    • Insurance coverage: Review insurance log to confirm that all consultants are current

Design Process Management

  • Owner provided documentation review

  • Project implementation planning team leadership/strategy and planning

    • Reaffirm project delivery strategy with project team to determine optimum design process for bidding and permit. 

    • This may include a phased approach for design bidding packages, and a pre-determined, pre-approved list of additive and deductive alternates to maximize client flexibility regarding scope of work versus market volatility and to maintain schedule. 

  • Design deliverable management

  • Unit planning design and deliverable management 

  • Support development with coordinating and leading project team meetings 

  • Monitor project team adherence to budget and schedule

  • Initiate and monitor preparation of design and construction documents

  • Prepare and manage open item list

  • Design and documentation review management with coordination of reviews with client and project team

    • Ongoing review and comment on design and construction documents relative to project plan with continual consideration of value management and additive/deductive alternate strategy

    • Review and comment on design and construction document submittals

    • Coordinate third-party documentation review/peer review 

  • Interior design, FF&E, and signage design management assistance 

  • Support development with the management and oversight of soft cost contingency usage

  • Review and provide comment on design add services

Construction Phase Services

OWNER’S REPRESENTATION – CONSTRUCTION MANAGEMENT

Construction Administration

  • Construction Phase Services: 

    • Represent the owner’s interests and achieve defined project goals

    • Site visits and attendance at OAC meetings

    • Financial reporting (pay apps, cash-flow, change orders, claims)

    • Monitor progress (schedule, expediting, man-power projections)

    • Information management and record keeping, monthly report

  • Provide assistance to client to provide leadership, direction and clear path of communication between general contractor and project team

  • Attend project meetings, review agendas and meeting minutes, input into the open items list and coordinate follow-up until resolved

    • Attend periodic OAC meetings as required to maintain project delivery 

    • Review OAC meeting minutes 

    • Monitor construction progress and provide periodic reporting

    • Attend monthly pay application meetings

  • Initiate, manage and report on project quality control issues through weekly construction site observation

  • Monitor RFI and submittal process between general contractor, subcontractors, and project team, track issues and responses, review issues, etc.

  • Evaluate RFI’s and submittals and comment on completeness and suitability for review and approval 

  • Review and comment on key RFI’s and submittals requiring client input

  • Review and provide comment on monthly general contractor reports

  • Assist construction and development with the management of all client provided services for timely delivery

Project Management Tracking

·       Open items list: Coordinate closure of any ongoing open items with the responsible project team member 

·       Permit tracking list: Initiate, and report on status of permit activities during pre-construction and construction

·       Change management list: Initiate, manage and report on change management activities

·       Project status summary: Support construction management and development with the project status summary report of the project for the previous month’s activities

Project Budget Support

·       Advise development and construction with monthly assessment of contract cost continuing reconciliation and delivery/status of project

·       Review and advise construction on management and reconciliation of contract allowances and alternates 

·       Review and advise construction on all changes to the contract cost

·       Review and advise construction on general contractor contingency usage

Project Accounting Support

·       Support for the following tasks with respect to monthly invoices

o   Review pay requests and pending change orders

o   Work with the client to obtain fully executed certificates of completion and payment certifications

o   Work with general contractor to obtain waivers of lien and sworn statements

·       Review, comment and recommendation for general contractor change orders and work authorizations

·       Review and provide comment on contract allowances and alternates 

·       Review and recommend client hard cost contingency usage

·       Assist development with complete draw package

Subcontractor Bid Administration and Contracting Support

·       Assist the general contractor to prepare pre-qualified bid list for subcontractors

·       Support construction management with oversight to general contractor in their preparation of subcontractor bid packages 

o   Instructions to bidders 

o   Drawings and specifications 

o   Proposed contract form 

o   Value engineering alternates 

o   Unit price schedules 

o   General conditions

·       Work with general contractor to schedule subcontractor presentations, evaluate and recommend firm best qualified to achieve project objectives

·       Assist with preparation of bid evaluation matrices 

·       Participate in general contractor/subcontractor scope review meetings to assist with understanding of project requirements

·       Support general contractor in subcontract negotiations and award 

Project Team Monthly Billing 

·       Review and recommend monthly billing requests, including reimbursables and additional services requests 

·       Forecast and document expected additional expenditures and unforeseen costs

Project Schedule Support

·       Review monthly updated construction schedule and provide comment on status

·       Support the coordination of phased occupancy with general contractor, project team, and government agencies

·       Review and comment on general contractor updated construction schedule reflecting tasks/activities, logic, durations and milestones that support contract documents

·       Review and comment on construction schedule, recommend modifications to the master project schedule to incorporate revisions and modifications as may be required

·       Based on construction progress and schedule, recommend modifications to the master project schedule to support on-time completion and occupancy

·       Assist with the development of a strategy and oversee program for early occupancy including marketing access

Utility Coordination Support

·       Assist with establishing contacts, initiation of meetings, understanding of quality and capacity of services, development of options, understanding of installation schedule, coordination with project team and general contractor

Interior Design and Furnishings Consultants Support

·       Review monthly billing, check requests and log of furnishings; Coordination with general contractor

Miscellaneous Client Construction Support

·       Provide contract/budget management of all client furnished items

·       Assist with procurement of vendors, review equipment, and coordinate installation with general contractor 

 

POST-CONSTRUCTION ADMINISTRATION

Project Closeout Support

·       Assist with financial review at project completion

·       Closeout process as requested by client

·       Establish commissioning and turnover plan for the project

·       Manage and assist with client punch walks through completion and temporary certificate of occupancy/certificate of occupancy and substantial completion certificates

·       Coordinate with client property management for building turnover and move-ins

·       Assist with the 12-month warranty observation walk-thru with client’s building manager, client internal departments, and general contractor; prepare summary report

Occupancy/Close-Out Support

·       Confirm issuance certificate of substantial completion by project team with punch list attached 

·       Assist in orderly transition from construction site to operating residential property

·       Assist in preparation of punch list format and oversee preparation and completion of punch list

·       Confirm punch list completion and general contractor close-out prior to payment of retainage with last payment

·       Monitor and coordinate general contractor issuance of shop drawings, as-builts, operation manuals and warranties as well as training of building management and operations staff

·       Review electronic as-built and warranty documents and binders prepared by subcontractors and advise general contractor of acceptance; Coordinate with project team

·       Coordinate and review certificate of use and occupancy documentation to confirm required inspections and approvals