Spring 2001

A Head Start
Utilizing Preconstruction Services to
Minimize Cost and Maximize Construction Efficiency

In recent years, the demands placed upon the developers of construction projects have become increasingly more complex. Lengthy permitting processes, fast-track schedules, tight budgets, decreased market capacity and advances in technology have added to the already complicated process of bringing a project from the idea stage to the actual start of construction.

It is for this reason that Lee Kennedy Co., Inc. created a Preconstruction Department completely dedicated to finding best value before construction takes place. A separate entity from the Estimating Department, our Preconstruction Department provides value added services in cost analysis, site logistics, constructability, permitting, scheduling and cost.

“To be most effective, we prefer to be retained as early in the process as possible,” says Blair Banker, Director of Preconstruction at Lee Kennedy Co. “Our Preconstruction Department provides professional input early in the design stage on feasibility, siting, logistics, constructability, scheduling and budget options.”

The Widener Stacks Renovation that Lee Kennedy Co. is currently performing at Harvard’s Widener Library is an example of how careful logistics and constructability planning during the preconstruction phase can lead to a successful construction project. The library stores 3.5 million books, each of which will need to be relocated at some stage of the renovation project but remain accessible to the users. As the result of our preconstruction services, Lee Kennedy Co. was able to coordinate and phase the construction to best minimize disruption to the library’s operations and provide optimal protection of the books.

The implementation of Lee Kennedy Co.’s preconstruction services has resulted in better coordination on especially complex projects, plus a faster method of construction delivery when design and construction are managed concurrently. Moreover, our Preconstruction Department provides added insight into current market conditions that could affect a project’s budget.

Architects and consultants benefit from our input during the early design stage in that their “redesign” time is reduced. “We respond quickly to alternate design solutions on a conceptual level, and provide pricing and constructability input prior to extensive design,” notes Blair. “In some cases, our services have been retained before an architect has even been hired.” The value of design expenditure is maximized with the input of the preconstruction team. The Preconstruction Department assesses program and design priorities that affect cost and schedule. “This insight allows the consultants to focus on design deliverables as they are required to meet construction and procurement schedule,” Blair adds.

“We see our role not only to be responsive to our clients’ requests, but also to be proactive in all aspects of the decision making process,” comments Blair. “At Lee Kennedy Co., we are fortunate to have a wide variety of talented people throughout the company that can be called upon to solve the complex challenges of the industry. This depth of knowledge is a great resource to the Preconstruction Department and a valuable benefit we extend to clients.”

At Your Service
Value engineering and life cycle cost recommendations are part of the services provided by Lee Kennedy Co.’s Preconstruction Department. Value engineering is a process by which alternate methods and materials are researched in order to find best cost, performance and value. Simmons College, for example, recently benefited from value engineering provided by Lee Kennedy Co.

The Value of Value Engineering
Simmons College is building a new academic building that contains three levels of underground parking. The project required a deep excavation with an earth retention system that provided a water cut-off because the parking levels are well below the water table. The Preconstruction Team explored various earth retention systems and selected the soil-mix system that was the most compatible for the site and surrounding properties. By value engineering the earth retention and foundation system, Lee Kennedy Co. was able to save the College significant cost and construction time over the initial design intent.

Adding Life to Your Dollar
Because items such as mechanical systems, floor finishes and ceiling fixtures will, over time, require repairs, maintenance and operating expenditures, the initial cost of a building system doesn’t reflect its true final cost. That’s where life cycle cost analysis becomes a useful tool to owners and a common service provided by our Preconstruction Department. Life cycle cost recommendations can aid owners in materials selection and allow them to get the most out of their dollar.

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