WHAT IS AN OWNER’S REPRESENTATIVE?
“Construction is inherently a complex endeavor. An owner embarking on a construction project or program faces a variety of challenges, such as time and cost constraints, program and quality goals, project team creation and integration, and internal organizational requirements. Successful delivery requires a well-crafted management plan, a disciplined approach to carrying it out, and effective leadership of the program/project team.” The Construction Management Association of America Inc.
An Owner's Representative, sometimes called a Project Manager or Construction Manager, acts as an extension of the Owner's staff managing the day-to-day operations of a project. The Owner's Representative can advise and represent the Owner from the earliest stages of the project, starting with conceptual design, through the final design, permitting, pre-construction, bidding construction, commissioning, move-in and preliminary occupancy stages.
The Owner maintains ALL decision making authority and all contractual relationships flow back to the Owner.
As an extension of the Owner or the Owner's staff, the Owner's Representative interfaces with all project team members, tracking issues and facilitating and expediting solutions. The Owner's Representative will be responsible for maintaining clear and concise communications, keeping accurate records and thorough documentation throughout all phases of the project.
We represent your interest only, not the interest of the design team or contractors. We are your eyes and ears on the jobsite, ensuring you the quality you expect, completed on time and within budget.
The difference between an Owner's Representative and a Contractor is that a Contractor concentrates on the tasks, not potential issues that may arise. An Owner's Representative is actively weighing the consequences of all tasks, from all disciplines involved in the project.
Compass’s Owner's Representatives have cross disciplinary skill sets, freeing your Architect to focus on the project's design and your other team members to focus on their specific role. The Owner's Representative is much like the conductor in a symphony, making sure that all the talented musicians play on key and in harmony to produce a pleasing and successful concert (project).
BENEFITS OF USING AN OWNER'S REPRESENTATIVE
Most Owners do not routinely build new facilities or remodel existing facilities. The Owner's Representative can be an extension of the Owner's staff, advising the owner and acting as a single point of contact for all members of the project team. This frees the Owner to continue focusing on their core business, knowing that their interests are protected by a dedicated representative throughout the course of the project.
The Owner's Representative brings extensive experience managing projects to the Owner's team, assuring that the whole project team remains aligned with the Owner's priorities, assuring that the whole project team remains aligned with the Owner's priorities throughout the course of the project.
Owners often focus on Design Services and Construction contracts which are the backbone of most projects, but there also needs to be focus on: Testing Services; Furniture, Furnishings and Equipment (FFE); Telecommunications; Audio/Visual Setups; Information Technology; Food Services; Data and Networking Systems; Signage; Specialty Equipment; and Moving. The Owner’s Representative is there to help coordinate these and many other services required for a successful project.
As your representative, we will coordinate all the various parties, managing contracts, tracking costs, sequencing the work, and ensuring that all the pieces fit together like a jigsaw puzzle. There is the landlord, tenant, and local and state regulatory boards and agencies, that each have a role in the project, and will need to be effectively coordinated. As your representative, Compass will represent your interests with all the parties, protecting your interests, advising you and involving you in the decision process in a manner that most effectively utilizes your time. We will make sure all of the administrative tasks are managed, insulating you from the day-to-day record keeping, document processing and task tracking, so that you can rest assured that the project will run smoothly and your interests will be protected, keeping you free to focus on your core business.
Services Compass offers as an Owner's Representative
Compass's approach is to work with the owner to customize our services to most effectively match the project's requirements and the Owner's needs. This allows us to tailor our services and adjust our fees to provide only those services that are necessary to supplement the Owner’s staff for the project. Some of the services we offer are listed below.
PROJECT MANAGEMENT
Master Project Schedule.
Comprehensive Project Budget.
Identify roles and responsibilities for each member of the project team.
Attend all neighborhood, zoning and planning approval meetings.
Provide written and verbal reports to the Owner and other groups as directed.
Provide advice regarding potential project pitfalls and suggesting solutions.
DESIGN PHASE
Oversee Overall Project Coordination.
Review of Plans and Specifications.
Constructability reviews.
Value engineering.
Identify all applications, permits and approvals.
BIDDING PHASE
Procurement oversight.
Bid package preparation & Contract Document Review.
Evaluate insurance requirements and options and assist in procurement of coverage.
Overseeing selection, delivery, and installation of fixtures, furnishings and equipment.
Bid evaluation.
Assist in Contractor selection & Contract Negotiation.
CONSTRUCTION PHASE
Represent the owner at regular project meetings.
Project Schedule review, management and oversight.
Monitor construction schedule and alert the Owner to conditions that may lead to delays in the completion of work or construction schedule issues.
Facilitate timely turnaround of shop drawings and submittals, by architects and vendors.
Conduct Project Meetings managing agendas, meeting minutes and action items.
On-Site Oversight / Construction Monitoring.
Provide documentation and written record as to the progress, problems and recommended solutions.
Monitor status of inspections, change orders, construction changes, shop drawings, products, and color schedules.
Monitor Construction for compliance with design and specifications.
Review the Contractor’s record copy of drawings specifications.
Communicate with the Architect’s office and Owner regarding the daily progress and problems associated with construction.
Monitor status of requests for information responses to make sure there is a timely response.
Review changes as submitted by the Contractor with the Architect or Engineer’s office and keeps Owner informed.
Advocate on the part of the Owner during disputes, disagreements, modifications, or Change Orders.
Provide a record of any occurrence of work that might result in a claim for a Change
Order or require testimony as a professional witness.
Observe tests required by the contract documents and/or as part of systems operations.
Maintain project records in an orderly manner, including:
Correspondence
Contract documents
Change orders
Construction change directives
Reports of meetings, etc.
Manage the delivery, acceptance and install of owner furnished items.
Resolution of local municipal and planning issues.
Coordinate with utility companies and city agencies for incoming services.
FINAL ACCEPTANCE & MOVE-IN
Coordinate architect, consultant and Owner punch lists as construction nears completion.
Review the list of items to be: completed or corrected with the Contractor and Architect’s office for issuance of Certificate of Substantial Completion.
Closeout and warranty procedures.
Receive from the Architect transmittal of Owners documentation required by the Contractor at the completion of the work, included but not limited to:
Warranties
Operation
Maintenance manuals
Coordinate project close-out documentation, including as-builts, bonds and warrantees.
Oversee final acceptance inspections of all aspects of the project.
Building commissioning.
Manage transfer of the building operations to the owner.