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Construction Verification. What is it? How does it work? Who does it benefit?. Let me introduce myself. My Name is Brad Rodman I have been a building contractor for 13 years. I am a LEED AP, and a CGP

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Construction Verification

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Construction Verification

What is it?

How does it work?

Who does it benefit?

Let me introduce myself

  • My Name is Brad Rodman

    • I have been a building contractor for 13 years.

      • I am a LEED AP, and a CGP

      • I am a member of the National Builders Association, United States Green Building Council, Elkhart and Goshen Chamber of Commerce.

      • I have worked on a variety of different projects ranging from the building of residential homes, to restaurants and banquet halls, to laboratories and corporate offices. I have even worked on schools, universities and nursing homes.

  • Through these different experiences I have seen the problems that can arise.

    • Lack of communication between contractor and owner

    • No accountability from subcontractors

    • Unreasonable requests from owners and architects

    • Poor design and building placement

    • Mediocre craftsmanship

    • Weather delays

    • Misuse of funds

    • Inadequate documentation

    • Unsafe work practices

    • Uninsured contractors

      • Most of the time the outcome is mediation by a third party and then eventually a very costly and painfully long lawsuit.

      • During this time the property is usually placed under a mechanics lien that will stick until the issue is resolved or the lien is foreclosed on.

        • This will usually involve the lender, owner, and contractor. And sometimes a municipality will become involved.

Can you see a problem?

5 gal. bucket roof patch

I Broke my level

This guy must drive a Hummer

Confused Plumber

After witnessing and being a part of these struggles over the years I have wondered how to avoid these bad situations.

  • Broken

  • WWeather Schedules

    • Over that time I have developed a process and then refined it to address these issues and avoid unpleasant outcomes.

    • This process is a three phase process that addresses the potential issues head on.

    • The process is designed to be performed as a third party “verification process” that leaves the builder and owner relationship safe from damaging issues.

The Process

Phase one

  • Site selection

    • Is the location viable for the proposed project?

      • We look at traffic count, demographics, neighborhood quality, and proximity to public transportation.

    • What is the site condition?

      • Is the site a Brownfield, Greenfield, Wetland, or a Waterfront? We look at soil conditions and look at the 100 year flood plain.

    • What utilities are on site?

      • Electric, gas who is the provider if any? City water& sewer or well and septic.

  • Plans and Engineering

    • Plan review

      • Review plans for completeness

      • Ensure the plan is feasible

      • Review the plan for details

    • Engineering

      • Verify that the plan is buildable

      • Ensure that there are no potential problems with the design

      • Review the building orientation

  • Contractor and Contract conditions

    • Contractor information

      • Name of the builder

      • Years in business

      • What credentials do they have

      • What is their area of expertise

      • Review the companies insurance policy

      • Check references

  • Conditions of the contract

    • Description of the work.

      • Has anything been overlooked?

      • How detailed is the description?

      • Is there a list of sub-contractors?

        • Subcontract agreements

          • Lien waivers

          • Payment conditions

  • Legal obligations

    • Obligation of the contractor

    • Obligation of the owner

  • Provisions

    • In the case of contractor default

    • In the case of owner default

    • In the case of dispute (owner or contractor)

      • Path of mediation

      • Path of arbitration

      • Path of litigation

  • Change Orders

    • Acceptance of change

    • Required change

  • Payment procedures

    • Down payment

    • Construction draw request

    • Terms of payment

    • Release of lien

    • Retainer

    • Quality assurance standard

    • Job site safety

      • Employee drug testing

      • Job site safety plan

      • OSHA requirements

    • Builders risk policy

    • Warranties

      • Workmanship

      • Product and equipment

    • Punch out procedures

    • Certificate of occupancy

    Phase Two

    • Excavation

      • Soil boring and verification

      • What is the water table?

      • Are the excavation depths too deep or shallow?

      • Has the compaction and backfill been done correctly?

    • Footings & foundations

      • Verify footing locations and sizing

      • Check foundations

        • Verify the geometry meets the plans

        • Verify the anchor bolts are correct

        • Check utility sleeves

    • Drainage and waterproofing

      • Check foundation coatings

      • Check perimeter drains and tiles

    • Framing and structural

      • Verify beam size and locations

      • Check openings to verify correct size

      • Check truss layout is correct

    • Vapor and thermal protection

      • Check roofing and flashings

      • Verify insulation R values

        • Blower door test is available @ an additional cost. (primarily for Green and LEED certifications)

        • Thermal imaging is available @ an additional cost. (primarily for Green and LEED certifications)

    • Mechanicals

      • Inspect plumbing rough ins

        • Verify sizing and locations

      • HVAC rough ins

        • Check equipment size (BTUs and SEER ratings)

        • Check sheet metal work and ducting

      • Electrical rough ins

        • Verify switch locations

        • Check service entrance

      • Concrete

        • Inspect concrete flat work

          • Check proper expansion joints

          • Verify correct slope

          • Inspect overall quality

      • Site

        • Inspect final grade for proper fall away from the structure

        • Check for silt control and erosion issues

    Phase Three

    • Finish work

      • Sheet rock finish

        • Look at what level of finish is specified vs. what is done on site

        • Verify smooth or texture and type

        • Check overall quality

      • Paint work

        • Verify number of coats

        • What type of paint was used

        • Color and sheen signed off by owner or architect

        • Verify “Green label” and low VOC levels (primarily for Green and LEED certification)

      • Trim and doors

        • Verify the materials used on site are what is specified in the contract or building plans

        • Check the overall craftsmanship of the installation

      • Cabinets and casework

        • Verify the materials match what was specified

        • Check the overall quality of the installation

      • Flooring

        • Verification of the materials used match specification

        • Check the quality of the installation

          • Verify Green label plus (for Green and LEED certification)

    • Punch out

      • Review the punch list from owner to contractor

        • Are the items reasonable

        • Is the time line for completion realistic

      • Check all systems (HVAC, Plumbing, Electrical) to verify all are working properly

      • Certificate of occupancy

        • Verify that all local inspections have passed and that there are no pending violations

    • Turn over the project to the owner

      • Verify that the final payment has been made to the contractor

      • Ask for release of lien documents from the contractor and sub-contractors

      • Set the move in date and closing for the owner

    • Closing

      • The process will not only keep all parties on track during the project, it will also keep the project itself on track.

        • This will speed up the gap between construction loans and conventional loans

        • Lessens the risk exposure to the lender, borrower and builder

      • The benefits of third party involvement

        • Third parties are generally the end all in disputes

        • Are a useful device in a litigation

        • Third party involvement is an inexpensive insurance policy for all involved parties that helps avoid costly and unwanted situations that can arise from a process as complicated and expensive as the construction process.

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