Get real: how can you arrive at an accurate construction estimate when you only have a vision? Simply follow these four steps to a credible conceptual budget - Facilities Planning

University Business, Sept, 2003 by Lee Dellicker

THREE: DESIGN TO THE BUDGET

Working closely together, architects and contractors can work the budget into the design process. Together they can identify aspects of the program that have the highest price tag; they can analyze the design and evaluate whether or not these aspects are tracking in line with the conceptual budget. Working on an open-book basis at this stage of the process, architects and contractors can "force" the number to be what it needs to be--that is to say, they can make informed decisions about what to trade off, that will satisfy both sides. With a realistic bottomline budget on hand, elements first perceived as frivolous can now be added as bonuses (unique architectural touches or a school insignia, for instance). Business officers and directors can present these options as enhancements because they have confidence in the baseline number. Then too, a solid baseline budget prevents "scope creep," which occurs when the needs of the actual users of the building haven't been considered up front. If a school theater is up for renovation, for example, wouldn't the drama department chair and theater manager likely be the best parties to know the building's uses and requirements? If the architect and contractor interview the project's user groups up front, they will discover the actual construction or restoration requirements and can work them into the budget.

FOUR: ASSESS YOUR SUCCESS

Once the design team has taken the vision of the administration and transformed it into reality on paper, how does the business officer know he or she will be getting the best value from this process? Bringing the contractor on board early in the process to work with the design team means working with someone who really knows the market. This will help "time" the project to match market conditions. In addition, the project (of which approximately 90 percent is competitively bid to the trades) will be bid by the architect with guidance from the contractor, which wile ensure a complete price.

ALL THINGS CONSIDERED ...

The choice is clear. You can start your process by relying on the hope that the numbers will make the budget, or you can practice teamwork and the steps outlined above to make the number really happen. Done successfully by putting an accurate value on the vision, conceptual estimating can take a project from conception to completion. Really.

Lee Dellicker is vice president of the Institutional Group at Shawmut Design and Construction (www.shawmut.com), a $350 million construction management company located in Boston, MA.