As a project moves forward into construction, the timesaving and cost-cutting qualities of implementing a 3 Phase Approach are put on display. As previously touched upon, the intent of establishing a 3 Phase Approach is to streamline the process for faster project completion and under budget builds. With a 3 Phase Approach, each phase ties into the next; once a project has reached construction, it is vital that all previous work has been fully and accurately completed. Should previous phases be overlooked or incomplete, construction is typically where these problems that could have been avoided present themselves. Today, we will look at Phase 3 of a 3 Phase Approach, what it includes, and how all of the pieces of the first two phases are tied into the whole project.
Phase 3: Construction
With much of the previous work dictating how smoothly construction goes, it is easy to see the importance of each phase. Proper due diligence and pre-design efforts have led to a better understanding of the space and its limitations, plans and concepts have been worked through to get the most from a space and work within these limitations, and finally construction will commence. Should a 3 Phase Approach be followed accurately, construction should be the easiest phase of the build-out. The purpose of Phase 1 and Phase 2 are to highlight the importance of spending time upfront to work through all possible factors. The last thing anybody wants is to get into construction and learn construction has been halted due to missed or incomplete work from previous phases.
Another important part of construction that can often be overlooked is the assembly of the right construction team, as well as the subsequent coordination. Determining the right construction team that could include the general contractor, key sub-contractors and vendors for a project will also affect how smoothly the build-out is once construction has commenced. At this stage, the hope is that the construction team will have already been selected and prior coordination will have already commenced; It is important for the pre-construction coordination, as construction teams can verify the architectural plans and constructability of the project=. Having open communication between teams allows for further review of construction documents, which can help save money in the long run. As crazy as it sounds, there are many cases in which the architectural plans are not feasible from a constructability standpoint; implementing a 3 Phase Approach helps mitigate these issues.
Phase 3: FFE Procurement and Installation
One area of construction phase that can be often overlooked is the procurement, delivery, and installation of all necessary fixtures, furniture, and equipment (FFE) for a given space. While it may seem simple, the effort and coordination needed to accomplish this smoothly is time consuming. When a 3 Phase Approach is applied, all processes involved for FFE are included. Prior to construction, specific models of fixtures, furniture, and equipment are being worked through by the design team and clients. As a project approaches construction all FFE items should be accurate; what this will allow for is the subsequent purchasing, delivery, and installation of said items. Ideally, all these items are delivered and installed in a short timeframe to reduce headaches involved in this stage.
Many clients, tenants, owners, etc., want to handle this process of the build-out, but too often does not pan out well for them. When utilizing a 3-Phase Approach, all necessary equipment orders, deliveries, and installation are handled in house. This streamlines the process by allowing for these items to be ordered, and delivered in one bulk delivery rather than coming in over a month period. This not only prevents unnecessary headaches, but also can save time and money in the long run. Disruptions to construction sites will only delay progress and delivering and installing all necessary equipment in a timely manner will mitigate these project delays.
In summary, a 3-Phase Approach, as previously mentioned, is one of many methods that can be applied to any real estate development. What differentiates a 3-Phase Approach from the rest, is its time and cost-saving processes. By the end of this series, we hope to have informed you, the reader, on a number of topics involved in a site development. Should you be interested in checking out some of the projects SCGWest Development has completed using a 3-Phase Approach, click here!