Project Delivery Services

Stahl Construction provides owners with valuable planning, pre-construction, and construction services. During planning, initial objectives are set which lay the foundation for a successful project. Pre-construction focuses on the cost, content, and constructability of the design, looking for ways to make it more efficient and less costly. Once construction starts we utilize proven systems and processes to ensure that our work is of the highest quality and that our projects finish on time and under budget.

General Contracting

Also called “hard bid”, this is the oldest contract approach in the book and, therefore, comes with some old school opportunities and pitfalls. In this method, the owner hires an architect who prepares the plans and specifications without contractor input. The project is bid competitively among several general contractors, exactly as designed, and a contract is awarded to the lowest bidder. If the project is over budget, the entire process is repeated with a reduced scope, but with no guarantee that the rebid will be in budget. While simple to administer, lump-sum general contracting ensures neither lowest price nor best value.

Construction Management (Agency)

Utilizing the team approach, construction management introduces a construction professional—the construction manager (CM)—who is engaged early in the project to represent the best interests of the owner throughout the building process. The CM operates as an extension of the owner’s staff and works alongside the design and other consultants to ensure the developing plans are reviewed for cost, content, and constructability.

Because construction management is a service rather than a product, a public entity can choose a construction manager based on qualifications and reputation rather than price alone; and because all trade contractors bid directly to and contract directly with the owner, construction management is in full compliance with public bidding laws. This is a good approach if the client wants integrated advice from design and construction experts.

Construction Management (At Risk) or a Guaranteed Maximum Price

A public entity can pursue a CMAR approach, in which the CM holds all trade contracts and is responsible for cost and schedule. In the private sector, this would be achieved with a preconstruction consulting agreement paired with a Guaranteed Maximum Price (GMP) contract. This approach is a fantastic way to manage the overall project risk with professional advice at every step of the way, leading into a construction management approach that passes the overall cost and schedule risk to your construction partner.

Design / Build

With design / build, one firm assumes responsibility to the owner for both design and construction of the project. Incorporating the two functions into one contract produces efficiencies which tend to reduce costs, shorten schedules, and improve overall project value. And with only one contract, the owner has a single source of responsibility. Design/build is the “one-stop-shop” of the project delivery methods. This is a great fit for owners that have a strong relationship or value alignment with a developer/builder or contractor.

Pre-construction

More often than not cost overruns and construction delays are the result of no one “minding the store” during pre-construction. It is during this time that poor choices are made, and cost and construction problems get designed into the project. Our job is to prevent this from happening and to ensure that the final set of construction documents represents a quality, efficient, affordable design that meets the owner’s needs.

Feasibility Studies

One of the first things we do on a project is to review the owner’s initial building program to gain a full understanding of the project requirements and objectives. Once we have that understanding, we work with the project team to determine the project’s feasibility, financial and otherwise.

Planning

During planning we help define the project, weigh options, and make good choices. Making smart decisions early on provides benefits, not just for the duration of the project, but for the long-term life of the building.

Site Selection

If site selection is a requirement, we can provide valuable assistance by determining the cost impact of various site characteristics on the cost of construction. This information can be used as a valuable tool not only for comparing sites during the selection process, but also for negotiating a more favorable purchase price.

Master Schedule

Early on we develop the overall master schedule showing important milestone dates for decision points, document completion, bidding, contract award, construction duration, and building occupancy. This lets the project team know where we’re going and exactly how they fit in.

Conceptual Estimating

Using documents and narratives prepared by the architect, which define the general scope of the project, we prepare the initial conceptual estimate to determine whether the project budget is adequate for the desired scope of work. If not, we can determine the proper budget or assist with adjusting the scope of the project.

Detailed Estimating

Accurate estimates are crucial to the success of any project. In addition to establishing the budget, they determine the cost of alternative building systems and materials and confirm fair pricing for subcontractor bids and change orders.

Our estimates are prepared in-house, which enables us to track changes from one estimate to the next and more effectively control costs. We always have a basis for our pricing so everyone knows just what is and isn’t included. Trouble is never far behind when you hear the words “Oh, I thought that was included.”

Constructability Reviews

Because the quality of work produced in the field is largely dependent on the quality of the construction documents, we work closely with the design team to monitor the drawings for clarity, completeness, and ease of construction. Not only does this prevent costly delays and change orders once construction starts, it also keeps mistakes and corrective work to a minimum, which means better overall workmanship.

Cost Control

Effective cost control is one of our most important contributions to a project and is the main reason owners hire us. We continually monitor the design as it is being developed for cost, content, and constructability and look for ways to make it more efficient and less costly. If the budget ever appears to be in jeopardy, we immediately advise the project team and make recommendations to get costs back in line.

Value Engineering

Value engineering is about engineering value into the project and optimizing the design—right from the start. Working jointly with the architect during design, we review proposed materials and systems, identify possible waste and inefficiencies, and propose more efficient, less costly alternatives, all while maintaining the architect’s original design intent.

Life-cycle Costing

Life-cycle costing involves evaluating the cost of proposed materials and systems, not in terms of initial cost, but in terms of life-cycle cost (initial cost + operating cost + replacement cost). Spending additional money during construction, but receiving substantial pay backs in the form of greater durability, lower operating costs, or energy rebates, can be a smart investment if the construction budget allows.

Site Logistics

If the project involves working on or around an occupied site, we develop a site logistics plan that defines and lays out all site support activities. This plan is used for coordinating workflow and the movement of equipment and materials to maintain safety, security, and separation; facilitate ease of construction; and minimize disruption.

Sustainability

As a U.S. Green Building Council member, Stahl Construction is proud of its commitment to green building practices. Stahl was on the green page long before it became popular, having installed our first geo-thermal heating system more than thirty years ago. And for years, we have been incorporating recycled building materials and advanced energy-efficiency measures into our building projects.

While green design is primarily focused on the finished product, making construction less harmful to the environment is equally important. Construction projects inherently cause soil erosion, noise and traffic, and generate for every square foot of new construction nearly 2.5 pounds of waste. While we know of no way to eliminate these problems entirely, we make every effort to minimize them by using environmentally friendly construction techniques whenever possible.

Our LEED (Leadership in Energy and Environmental Design) accredited professionals have a thorough understanding of green practices and principals. They are well-versed with LEED requirements and processes as well as the State of Minnesota’s Buildings, Benchmarks & Beyond (B3) guidelines for sustainability. Even if certification is not a requirement, we can still help with employing some of the best practices of green construction.