For more than 125 years, McHugh Construction has been adding to city skylines through a variety of construction methods and processes. We’ve built hundreds of buildings from rental skyscrapers to five-star hotels to sports arenas and award-winning restaurants with every material possible. And one trend we’re happy to see rising is the design-build method where developers tap their general contractor early to deliver the projects on time and on budget.
With the state of construction lending tighter than ever, most commercial property owners agree they don’t have the same wiggle room in their budgets as before. Some may even argue the current construction loan environment should favor the traditional “plan and spec” method of project delivery where design drawings are created with written specifications that general contractors bid on – often, with the lowest bid being the winning bid.
Instead, we strongly encourage the design-build process, where the general contractor and architect work hand in hand and both are involved as early as possible in the design process. In our experience, design and construction happening concurrently saves owners money and allows projects to be completed faster.
Steve Wiley, senior vice president, pre-construction services, McHugh Construction
While the amount of time in the pre-construction phase varies, a large multifamily high-rise usually requires approximately one year of planning and estimating before the project breaks ground. During this phase, we work with the owner/developer and design team to establish budgets and the scope of work. Putting in this time upfront maximizes time and cost efficiencies over the course of the project.
Making Informed Material Choices Through 3D Modeling
One way we make the design-build process better is through advanced modeling. Our first step is to turn conceptual sketches or 2D drawings from the architect or client into 3D models. From these 3D models, we can establish budgets and clearly define our scope of work. The models help us determine not only the amount of building material we will need, but also the types of structural, mechanical, electrical and plumbing systems required for the project. It also helps us determine if there are cost savings to be found as we’re able to show owners what an alternative material – that achieves the same aesthetic – will look like on the 3D model.
The models also give a developer or owner who isn’t as well versed in reading blueprints a better idea of how one slight change can create a major impact on the building’s budget and look. This can be especially relevant when tweaking a building’s exterior, which can be an expensive component of any budget. We can plug in alternative slab edge covers, window walls, balcony doors or metal panels and see new models reflecting those changes in only a matter of minutes.
Maximizing Structural, MEP Efficiencies
While a project’s structural system and its mechanical, electrical and plumbing (MEP) system aren’t usually part of a property tour – as would-be residents are much more interested in interior finishes and amenities – these two systems do comprise between 50% to 70% of a project’s entire budget. So, to say they are an important part of the design-build process is an understatement.
At McHugh, we’ve realized over the years that the best cost-savings in this part of the process can be obtained by working with the project’s structural engineer to optimize the placement of columns, core and shear walls and floor slabs, and by using our sister company McHugh Concrete to pour the concrete for the structure. We also work with the structural engineer on drift and deflection issues to ensure the building’s strength to support lateral and vertical loads. We can shave it down to a system that’s very cost efficient and yet performs to the requirements of the project.
Based on our extensive experience, developers/owners are most likely to hit their project budget and schedule goals by engaging their general contractor as early as possible, and McHugh Construction will no doubt be leading the charge in these better building practices.
Steve Wiley is senior vice president, pre-construction services with Chicago-based McHugh Construction.