Any new building project (residential or commercial) is a large undertaking and requires an investment of time in planning and making decisions.
Often we get asked if it is worth the owner also getting involved in the project management of the build to some degree.
While many business owners are busy and just want the project taken care of from start to finish, sometimes it can make good sense for a landowner to get more involved in the construction of their project.
Some reasons for this can be:
If you are considering looking after part or all of the build, then it is important to consider how far you want to go in your project management responsibilities.
Below are a few different ways of doing it as well as their pros and cons.
Under this model, the owner looks after all the site works to get a level/built-up building platform and a head contractor is then engaged to build the building. Once the building is done the owner then looks after anything ‘outside the building’ such as:
This can be a good model for someone who wants a degree of involvement but doesn't really want to get involved in the complexity of the actual build.
The head contractor doing the build would almost always subcontract out the site works. This can be especially applicable if there is a lot of other development-type work such as installing vehicle crossings.
It is also a simple thing to split out as you can get a couple of civil companies to tender off the design and requirements stated by the head contractor and then you can engage them directly. Because of all this, the head contractor is usually quite happy for this to not go through their books and work along with them.
Exterior works are also an easier one to break off, they are not usually the head contractor's speciality so there can be reasonable savings looking after this area. Some people have even used it as a way to get their team involved in the project (e.g. by getting them to do the planting or other simple work).
It is important to ensure that there is clarity between what the site works contractor covers and what the head contractor covers. This is usually quite simple to confirm with some site meetings with all parties.
In terms of the exterior works; while a lot of these areas are not relevant to the building consent or code of compliance there can be a few areas to ensure they are done right. For example:
Overall it is important that you talk things over with your design team and head contractor to ensure nothing falls through the cracks.
Attika are quite happy to work in with this model and are happy to liaise with and advise contractors looking after the site works to ensure that it is done to your requirements.
Under this method, the project would be broken into a few more chunks such as:
This allows the landowner to have more control and minimise the project management overhead, without having to exactly manage the day-to-day build on the ground as long as there are clear boundaries between each area.
This does require a bit more time as there are more parts to manage.
Attika are more than happy to work under this sort of structure, and we will work with you to determine what parts of the project are worth splitting off. We will also manage the full design process from structure to architectural plans which ensures coordination. We are also happy to issue plans for tender and answer any questions other contractors may have.
A few examples where this has worked well for past projects:
This is when the owner looks after the full construction and breaks the project right down to sub-trades and looks after the role as a project manager and site foreman.
This allows complete control and removes all the project management overhead on a project. It works well if you are an owner/developer who has the build as their focus and doesn't have too many competing priorities.
It also works well for someone who is in the construction industry and has the experience and skill to manage the project.
This model also works well for simple builds (e.g. a farm shed-type project) where you can build it in the time of the year that is not busy.
The obvious one is time. If you have to run the day-to-day of a business it is probably a bit too much to also manage this type of project structure.
It also comes down to ability. If you are in the construction industry and have done it before it makes a lot of sense. If you haven't then it is not likely to be the best way to manage the project.
There is more likelihood of cost blowouts, and we do recommend that a contingency is added into budgets to allow for the unexpected. It also can be hard to secure finance for this sort of project as the banks prefer a fixed-type contract.
Attika can provide a design + kitset package. This means that we look after all the design, consultants, and consent processes as a collaborative approach with yourself and the building team.
We then provide the kitset structure to the site and also have a project coordinator who can assist with planning schedules and giving practical advice on how to go about the build.
Note: If you do look after parts of the build it is important to ensure that correct H&S protocols are followed and that it is clear the responsibilities of all parties. Attika recommends that you get advice from your own H&S consultant for your particular circumstances.
In summary, if you are considering looking after some or all of the construction of your project, the Attika team is here to help. Our design and projects team will work alongside your preferred contractors to ensure you get the best outcome.
If you are in the process of planning a new industrial or commercial building you may also be interested in our articles on the most efficient way to design an industrial building or the cost per m² of a commercial or industrial building. Alternatively please feel free to reach out to the team directly.