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The Project Team Approach

This approach entails an investment in the design and pre-construction phase by the client, architect and builder to ensure a successful project outcome. The greater the investment made and the greater the level of trust and cooperation between the team members, the more predictable and successful the project outcome.

The Project Team approach requires the following commitments:

All team members are hired at project outset, or as soon thereafter as possible.

Typically, an architect is hired at project outset and the builder is hired when the design is substantially complete. This puts an undue burden on the architect to carry full responsibility for budget - program - design alignment with only limited information on project costs.

By hiring all team members as close to project outset as possible, the entire team shares responsibility for keeping the project on track and can fully assist and support the client.

Builder, Architect and Client have clearly defined roles and responsibilities.

Many projects suffer from a lack of clarity over the roles and responsibilities of the project participants. The underlying assumption is that there are well established norms for what falls into whose court. Our experience is that these "norms" are highly subjective. Consequently, we have found that project success and client satisfaction is significantly improved by clearly defining roles and responsibilities.

The Builder and Architect share a joint responsibility for project integrity.

While it is essential that the architect and builder have clearly defined individual roles and responsibilities, it is equally important that they share certain overriding responsibilities to the client. These include a shared responsibility to work in the client's best interests, to honor the program and budget in all internal decision-making, and to support each others efforts as members of the same team.

The client's program for the project is documented and the information is available to all team members.

We have found that a well documented project program is one of the keys for consistent project success. It helps clients clarify their project goals and makes them available to the entire team.

Each phase of the design process concludes with a written analysis of probable project costs.

Keeping cost information current and accessible to the architect and the client is an essential responsibility of the builder as part of the team. It is the single most effective way of keeping design development aligned with the project budget.

Plan review, value engineering and constructability analysis are provided throughout the design process and are a shared responsibility of the architect and builder.

Our experience has been that having the team share these responsibilities results in better integrated solutions that honor design intent while enhancing project integrity, reducing construction costs and lowering long term ownership costs for the client.

Benefits

More Predictable Project Cost

Builder feedback to owner and architect on cost implications of design solutions keeps design development on track with budget objectives and the critical cost information is available much earlier.

Value engineering during design promotes better, more cost effective design solutions consistent with design intent.

Early review of design documents results in reduced risk of change orders during construction.

Early review and analysis of design solutions means fewer redesigns and revisions at the 11th hour.

Less design time required during construction to clarify details and design intent as all hands have participated in design development.

Timely Project Completion

Project Scheduling initiated at project outset, not just at start of construction, resulting in shorter overall project time.

Team accountability for project schedule means higher level of commitment.

Shorter design time by elimination of significant redesign steps.

Less construction down-time due to significant pre-planning, and early problem solving.

Improved Project Integrity

Constructability review during design development results in higher project quality and lower cost.

Thorough review of systems, methods and materials results in lowered long term ownership costs Builder accountability for fulfillment of design objectives means a better built project.

Architect accountability for fulfillment of owner's budget objectives means design solutions will fit the budget.

Establishment of a joint responsibility to fulfill the client's project goals means less dissension and more cooperation.

This is a "client-centric" approach which puts the client's project mission first.

Client Concerns Addressed by Integrated Services

Design solutions don't fit the budget
Solution: Design solutions are subjected to cost analysis/ budget alignment at each stage of design.

Builder and/or architect not focused on client needs.
Solution: Team members are held jointly accountable for defining and fulfilling the client's needs.

Architect and builder provide contradictory information which is difficult for client to process.
Solution: Architect and builder present clear, direct information as a unified team.

Architect and builder are in conflict and sorting out disagreements falls to the client.
Solution: Architect and builder are held jointly accountable for project delivery and work as a team.

Project completion takes too long and is unpredictable.
Solution: Project schedule is developed in pre-construction and team is held accountable from project onset to completion.

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The Reijnen Company - Building, Remodeling, & Design
490 Madison #101 Bainbridge Island, WA 98110
P 206.842.4409 P 360.385.6324 F 206.842.8583
Reijnen Square Design Element
Reijnen Square Design Element