All Forum Posts by: Scott Choppin

@Ross Sib

Best way to check, go get other architect bids, at least two others. Make sure the arch scope of work is the same between the three. You should also bid you struct, MEP, civil also. Get three bids for those also. You can find S/MEP/C by asking the architects who bid who they recommend.

~ Scott

So here's the order of build for a MF development deal, our videos will roughly follow this order:

Survey

Demolition

Rough Grading

Foundations/Underground utilities

Framing

INTERIOR (starts after rough framing complete):

Rough Plumbing/Electrical/Mechanical

Rough fire sprinklers

Insulation

Drywall/Texture

Paint

Cabinets

Flooring

Finish Plumbing/Electrical/Mechanical

EXTERIOR (starts after rough framing complete):

Windows

Exterior carpentry/fascia

Roofing

Exterior Insulation

Stucco

Exterior paint

Deck coating

Exterior metal work/gates/fences/railing/architectural metal

Underground utility connections from public to building - water, sewer, gas, electrical, sprinkler (backflow and detector check)

Hardscape - walkway/driveway/block planters

Fencing

Landscape

While this list is linear, after framing is complete you move into two separate by parallel processes - interior work and exterior work. As well, some of the trades will overlap. Example, you may be able to build your fences at the same time as you pour your driveways and walkways.

I have not included inspections in the process above, but you can assume these inspections generally:

• Demolition final
• Rough grading - bottom and final
• Foundations - concrete form and rebar inspections, trench bottoms by soils engineer, rebar and framing hardware by structural engineer
• Underground utilities under slab - plumbing (water/sewer), electrical, gas
• Rough framing
• Rough plumbing, electrical, gas, sprinkler
• Insulation and fire stop/fire caulk
• Drywall nail/screw
• Finish plumbing, electrical, mechanical, sprinkler
• Final underground utility connection - as needed for utility install - water, sewer, gas, electrical, sprinkler
• Final landscape, exterior - planning department
• Final building inspection, issuance of Certificate of Occupancy (C of O)

Here's the video on the demolition, rough grading, and early foundations. 

https://youtu.be/wNPT8ObXUaM

@Cynthia Archuleta

You should get other bids if you think it's a bad deal. 

% of costs not abnormal, but flat fee is better, removes incentive for change orders. Our CM team works flat rate, our incentive is to fight or eliminate change orders, CO's make us look bad to client.

Getting multiple bids a good practice either way.

@Abe Mazliach Yes....cities = unfair

@Michael Ray Aglibot

Good morning. Our build cost is on the low end of the 100 range, but we build ourselves direct to the sub markets, so no markup on the const. costs, nor GC profit in those costs. Last I bid a project (2017) to a GC, one guy was at $140, but we did not have full CD's complete, so that was an educated guess. 

Does your deal work work at $150? Sounds like you are committed to the project (complete plans) so get a bid from the guy at 150 but have him get sub bids and show them to you. Tell him as long as he comes in at 150 then you don't care what his profit/overhead is, but you do want to see real sub bids that support the 150. Your plans are complete, so that's good to get real bids (assuming they are quality plans and design)

Unless you build for your own account, 100 bucks is not feasible.

@Yang Zhang

Sent you DM, but can answer you ?'s here. 

Can you send a generic screen shot of site, and any plans for the site (9 units)? What's RM-4 zone specifics, density, setback, heights, parking? Send that over to start.

Thanks.

Hi @Ashley Moyer, one thing to check on, make sure you are researching and tracking the all in cost of the modular. Make sure you have coverage for your site work, utilities, and foundations (as needed for modular), plus the modular cost AND modular delivery, placement/crane work, and any finishing AFTER installed. 

I have not, over my career, seen modular able to come in lower cost than site built, assuming you have good subs on a site built property. We investigated a modular build on one of our infill apartment projects in SoCal. The PSF hard cost came in just right, but then when you added the sitework, exterior final finish, and the crane/deliver cost, the idea went upside down.

I sent you a DM response as well. Reach out as needed.

Scott

@Michael Ray Aglibot What city are is your project located in? What type of project, SFR, apartments?

Helps me to better give you specific guidance.

@Abe Mazliach While this seems like something to possibly try to get out of, I look at it this way, they may be saving you a lot of pain and money down the road. What you don't want, is a heater that leaks carbon monoxide into the unit and hurts somebody or worse. It will be worth the cost of getting the permit, having it inspected/repaired by licensed folks, then you can at least say you did all that you could in the event something goes wrong. Obviously the heater worked fine before, and many times cities are doing this to produce new fee revenue, but I say do the work, in the long run it will be safer.