FREQUENTLY ASKED QUESTIONS

1. How can Corcoran help us?
The Corcoran Companies offer a wide range of services that encompass the entire development cycle from planning through design and construction. We are experts at building design and all types of construction. We can serve as consultant, general contractor, construction manager or design-builder. Corcoran can provide support with seating, audio-visual and lighting, furnishings, equipment and almost anything that goes into a building. We will do as much or as little as you want. You are the central figure in this process. Our goal is to help you build the right facility using the right people at the right price. Your vision is our mission.

2. What are the steps in the development process and how long does it take?
There are three main phases to the life of a project:

1. Planning or Preliminary Design /Build Services – 1 to 4 months;
   
2. Design or Construction Documents – 2 to 9 months;
   
   1. Partial Documents – 1 to 3 months;
   2. Complete Documents – 1 to 4 months; and
3. Construction – 4 to 18 months

Historical averages indicate that it takes 8 to 24 months for all three phases however some jobs take less time and others much longer. Critical issues are the complexity of the project and client decision responsiveness. Many variables are outside the control of the client and Corcoran. The most significant of these variables are site development, zoning and civil engineering issues. Every county and municipality has different requirements and document review times can vary wildly from jurisdiction to jurisdiction.

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3. What is included in the planning portion?
Planning includes Needs Assessment (the discovery and documentation of your organization’s DNA, area demographics, vision, mission, and objectives), Master Planning (property assessment, building layout and conceptual site plan), Schematic Design (space allocation and preliminary building configuration) and Funding (budgeting, fund raising and financing).

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4. How will you assist us in determining our project needs, options and selections?
We have developed a “Needs Assessment” questionnaire that forces your church and building committee to address the issues that will impact your ministry and campus development. This questionnaire along with a design charrette will result in an effective building program.

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5. How should I contract for the design and construction of my project?
The development industry has two primary methods of approaching a project: design-bid-build and design-build. A client can contract for the construction responsibility of a project using three primary forms of agreement: general contractor, construction manager or design-builder. Each method and each contract form has many variations. There are advantages and disadvantages of each method and each form of agreement. The recommended system depends on the type of project. Corcoran can help you make the right decision and can provide whatever services you select. With many projects, the design-build approach works best. In every case, the most critical step in the development process is the selection of your design and construction team members.

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6. Why do we need to hire a builder during the design process?
The design-bid-build process is not a cost effective method of designing a project. Generally, an architect is an expert at aesthetics and in satisfying the client with a pleasing design but is weak in the knowledge of construction costs. Therefore a project designed with the input of only the Owner and Architect is often less than cost effective and often exceeds the project budget requiring redesign and rebidding. The most cost effective and financially realistic projects have a team made up of the Owner, the Architect and a Qualified Builder who has current information on the costs associated with construction. Ultimately, the greatest savings to an Owner occur in the planning and design stages.

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7. What should I look for in my design and construction team members?
Your design and construction team should consist of highly trained and experienced professionals that are compatible with your organization and speak the language of your organization. Good chemistry is important. The members of your team should be experts in the design and construction of projects similar to yours with a proven track record of on-time and under-budget performance. They should have a thorough understanding of current design trends and the relationship between construction systems and cost. They should be recognized for quality, craftsmanship, competitive pricing and maximum value with a long list of verifiable references.

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8. Will Corcoran provide in-house personnel or consultants in the following disciplines: structural engineering, mechanical engineering, electrical engineering, plumbing engineering, fire protection engineering, lighting design engineering, code compliance consulting, and audio/video communications/data technology?
Although Corcoran has a great deal of knowledge in each of these areas, we normally contract with outside expert consultants for professional design issues. We also seek advice from experienced and knowledgeable trade contractors who will usually share information at no cost to our client. As a design-builder will also hire architects, professional engineers and design experts at a negotiated fee.

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9. Do you use standard contracts for your work?
We usually have a short letter of agreement specifying our responsibilities and fees during the preconstruction phase. We use generally recognized, standardized design-build and contracting agreements (usually AIA, Consensus and DBIA Documents) for design and construction responsibilities.

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10. What are the advantages to using a Design/Builder?

There are several significant advantages:

1. Singular responsibility – There is no finger pointing between the architect and builder. Having the architect and the builder on the same team eliminates all conflict regarding errors and omissions. The design-builder is responsible for delivering a complete and functional project based upon the client’s program.
2. Cost savings – Architectural and construction services fees are determined as a percentage of costs that are agreed to up front. Construction costs are reduced by applying a builder’s knowledge of construction methods, system costs and value engineering to the design process usually achieving savings of 5% to 20% or more. Construction administration fees charged by the architect are also reduced, thus saving the client 1% to 3% of project cost. Corcoran provides you with a Guaranteed Lump Sum Price that is not impacted by error and omission change orders.
3. Time savings – Design, permitting, bidding and construction overlap and there are no redesign periods, decreasing overall project time. According to the Construction Industry Institute, design/build yields 33% faster overall delivery, 6% less total cost and 12% faster construction phase.
4. Early knowledge of firm costs – Guaranteed construction costs are known far earlier because Corcoran is simultaneously estimating construction costs during the entire design process. There is no separate bidding period after the completion of construction documents. Bidding, permitting and finalization of documents are done concurrently.

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11. Can I save money by bidding the job?
Just because you elect to hire a builder during the design process doesn’t mean the project is not being bid. In fact, Corcoran seeks at least 3 bids from each subcontract category in order to secure competitive pricing. . The best pricing is obtained by developing a cost effective set of plans, competitively bidding each trade portion, analyzing each bid thoroughly to discover cost savings and value engineering opportunities, evaluating those potential savings ideas and negotiating each portion of the project. If our analysis of the bids indicates a pricing discrepancy, we get more bids or perform the work ourselves. Such a process always results in lower prices to the Owner than a one shot competitive bid. A good design-builder produces much better cost results than any design-bid-build process. Corcoran has consistently delivered savings to the client in excess of ten times their preconstruction fees by working with the Team to produce a cost effective project with competitive pricing.

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12. Can I recommend my own sub-contractors?
Yes. However, any subcontractors not already on the Corcoran approved subcontractor list must fill out and submit the “Subcontractor’s Qualifications” form before beginning Phase 2 – Partial Construction Documents. Corcoran will accept subcontractors on their individual merit on a case by case basis. Our objective is a high quality finished product using professionals who have the expertise, staff and financial capability to successfully complete the project.

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13. Am I putting all my eggs in one basket if I use the same architect and builder?
Corcoran contracts with the architects with whom you will be working. These architects are accredited by the American Institute of Architects and licensed by the State of Florida. They are highly skilled professionals who are bound by a professional code of ethics, their bylaws and Florida statutes in order to maintain their accreditation. Furthermore, because of Corcoran’s vast experience in the development industry we can secure an architect that is both an expert in your project and compatible to your needs.

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14. Who are the people that will be working on my project?
During the time it takes from planning through construction, you will be working with the President of Corcoran, our Director of Business Development, our Director of Field Operations, our Estimating Department, several members of our architectural and engineering team, our Project Manager and our Project Superintendent. You will have easy access to the entire Corcoran management and staff.

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15. You’ve got a large team – is there one person I can contact with all my inquiries?
Yes, our Corcoran Project Manager is the “air traffic controller” through all phases of your project. At all times, you will have access to the President of Corcoran, our Director of Business Development and your designated architect and engineers.

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