A guaranteed maximum price by definition is simply the maximum amount an owner has to pay for a project, given a set of contract documents that may not be 100% complete. The G.M.P. is the price based upon the partially completed documents plus a contingency for the unknown.
Our G.M.P. subcontract prices are known. This nearly eliminates any unknown items and consequently minimizes the amount of the contingency carried in the price.
Wray Plumbing & Heating Company also believes that the owner is paying for our services to provide value engineering and construction services. Money saved through value engineering during design and construction is the owner's. We are compensated through our fee and thus all savings achieved any time during the project as a result of value engineering will be returned fully to the owner.
Establishing and monitoring a schedule enables us to anticipate problem areas and identify them. Our schedule demonstrates that we have a definite plan for carrying out our scope of work and successfully meshing our operations with those of other trades. Our project managers and superintendents work closely with the General Contractors, Architects, Engineers, and all second tier Subcontractors to conform with all plans and specifications. We will suggest alternative means and methods to all parties which will increase productivity and enhance a higher quality product.
Our management staff is experienced in expediting all administrative activities. We insure prompt attention to all submittals, change order requests, coordination drawings, and clarification requests. We realize the importance of every item and in keeping ahead of the construction schedule.
Wray's experience in working on other projects in the past, as is found in our experience/project matrix link demonstrates our ability to maintain the project's G.M.P. and budget.
G.M.P. estimating starts as a commitment to our original accurate budget provided to the design / construction team through the changes any project takes throughout the preconstruction leading to final design.
Alternative Systems Evaluation:
Alternative Systems Evaluation are proven technical applications that Wray has successfully implemented in past projects and offering, introducing and demonstrating these concepts to the design / construction team for evaluation. It is through our vast and wealth of experience of our preconstruction staff and a commitment to provide the owner and the project team with all possible technical solutions without diminishing performance from the initial design.
Life Cycle Cost Analysis:
Life Cycle Cost Analysis is a method for assessing the total cost of facility ownership. It takes into account all costs of acquiring, owning, and disposing of a building or building system. This becomes useful when project alternatives fulfill the same performance requirements, but differ with respect to initial costs and operating costs, have to be compared in order to select the one that maximizes net savings. For example, life cycle analysis will help determine if whether the incorporation of a high performance HVAC system such as an Aircuity system that may increase initial cost but result in dramatically reduced operating and maintenance costs is cost effective.
Scheduling considerations are a key to cost savings measures during the preconstruction phase of a project. For example, by determining when delivery of major equipment arrives and is placed in conjunction to when steel is being erected can get large sized equipment placed within the building prior to the completion of the erection is a proven cost savings. In addition, off loading costs are lowered as the use of the erection crane can be utilized to set the pre planned placement of large equipment eliminating dual off loading charges to the project. Laying out and installing as much underground or under the slab systems as possible is another example of efficient pre planning and scheduling leading to project labor savings.
Wray Plumbing will work diligently with the project team to assist in the development of the overall project schedule. Our input in submittal processes, project phasing, sequences and early long lead equipment identification provides realistic project goals and helps clearly define the critical path for project delivery. We further define and communicate activities and durations that can be improved upon through proper resource allocation, to assist in early milestone achievements and meet our client's needs.
Cost Control and Value Engineering:
Cost control and value engineering are critical parts in maintaining a firm G.M.P. Cost control is established in the pre construction phase by assisting and being proactive with the design team during the design and development of the project. As other than mechanical building systems may change during this development it is critical the mechanical pre-construction team understands the challenges to the projects ever changing overall G.M.P. but can recommend viable and proven value engineering solutions not affecting performance or the engineer and owners expectations of systems.
Constructability Review of Design Documents:
Wray will take the leadership role in the review and comment of any and all in process mechanical drawings during the design development stage of this projects and phases. Through these reviews the Wray can determine constructability issues which will be resolved early in the preconstruction phase rather than being discovered during the construction phase.
Document Coordination with other trades:
Document coordination and communication early on with other trades is key to the success of any project. With Wray taking the lead in constructability review of the documents, issues affecting not only our mechanical trades but all trades will be identified. These findings need to be discussed and resolved with all other trades early on during the document coordination phase of the project. Wray will lead in BIM / CAD collision studies to identify issues impacting schedule early on with all other associated trades. Cost savings during this process can be identified as well, for example, the design of support racks allowing trades to work together in installing one efficient shared support system for piping, wiring, conduits etc.