Process
Workflow for Estimating or Bidding
Our estimating and bidding process is developed to enhance efficiencies during construction. These lists and schedules then become aids in early construction layout procedures. Here are the steps we take toward submitting an estimate or bid.
1. We develop an Architectural Drawing Sheet Count List so that we can distribute partial drawing sets to each subcontractor. The drawing sheets distributed are specific to the subcontractor's contract. This helps to lower blueprint costs plus it gives a paper drawing set to the subcontractors to mark up for their own estimating and component location codes. Where cloud-based file-sharing applications, such as Dropbox, are available, we can coordinate the appropriate sheets for subcontractors that want to utilize electronic documents.
2. We do not use the generic outside estimating services to build our estimates. Instead, we develop our own. First we organize the components from the architectural drawings into categorical lists, where we count and encode all structural components. These are then organized according to the different phases of the construction schedule. Working within a two-dimensional drawing of the structural plan will help us to build a mental image of how the construction will unfold.
3. During the reading phase of the estimate, we redline each detail and note any problems, mistakes, and options for improved techniques.
4. We double check all "string of dimensions" to achieve "dimensional closure", thereby avoiding costly errors during construction.
5. We then color code the structural drawing to show a clearer view of the different seismic conditions and their component code numbers.
6. We then redline a structural grid module showing stud layout centerlines on both axes. This technique ensures all framing components stack for proper vertical load paths. This also allows us to create a clearer and more direct pathway for subcontractor component installations.
7. When estimating the materials, we organize the list relative to the phases of construction. Materials are then scheduled for delivery as needed. This minimizes on-site storage and protects materials from unnecessary exposure to weather and worker traffic.
8. Every floor joist, ceiling joist, rafter, and column has a code number and is calculated for rough lengths.
9. When developing the Wall Framing Material List, we encode each wall and list all framing parts for that particular wall. We then compile the result into a Master Order Compilation List that's phased and listed according to size from smallest to longest to systemize material ordering.
10. We organize the Seismic Plywood Wall Sheathing Schedule according to wall number location. The shear plywood panels are then indicated for directional orientation, optimal placement, and maximum shear-strength potential.
11. All structural steel, bracketing, hangers, bolts, screws, etc. are listed according to detail locations on the plan set. During construction, the Steel Parts Location List is used to easily locate and distribute the parts to the spot where they will be used.
12. All structural steel parts mentioned above are then compiled on a Steel Master Order List.
13. From the Steel Master Order List, we locate and tabulate the bracket part code numbers using a catalog, like the Simpson Catalog, to get offset dimensions and technical drawing information.
14. We then develop a Plate Cut List with exact cut lengths. That helps us during construction to lay out the wall plates, showing all vertical and horizontal framing parts, as well as anchor bolts, and seismic hold-down locations. These are then tested for interference with the framing layout position. We can then transfer these AB and HD locations to the concrete forms for total accuracy during the concrete pour.