Construction Verification
What is it?
How does it work?
Who does it benefit?
Let me introduce myself
My Name is Brad Rodman
I have been a building contractor for 13 years.
I am a LEED AP, and a CGP
I am a member of the National Builders Association, United
States Green Building Council, Elkhart and Goshen Chamber
of Commerce.
I have worked on a variety of different projects ranging from
the building of residential homes, to restaurants and banquet
halls, to laboratories and corporate offices. I have even worked
on schools, universities and nursing homes.
Through these different experiences I have seen the
problems that can arise.
Lack of communication between contractor and owner
No accountability from subcontractors
Unreasonable requests from owners and architects
Poor design and building placement
Mediocre craftsmanship
Weather delays
Misuse of funds
Inadequate documentation
Unsafe work practices
Uninsured contractors
Most of the time the outcome is mediation by a third party and
then eventually a very costly and painfully long lawsuit.
During this time the property is usually placed under a
mechanics lien that will stick until the issue is resolved or the
lien is foreclosed on.
This willusually involve the lender, owner, and contractor. And
sometimes a municipality will become involved.
Can you see a problem?
5 gal. bucket roof patch
I Broke my level
This guy must drive a Hummer
Confused Plumber
After witnessing and being a part of these struggles over the years I have
wondered how to avoid these bad situations.
Broken
W Weather Schedules
Overthat time I have developed a process and then refined it to address
these issues and avoid unpleasant outcomes.
This
process is a three phase process that addresses the potential issues
head on.
Theprocess is designed to be performed as a third party “verification
process” that leaves the builder and owner relationship safe from damaging
issues.
Phase one
two
(structure&&
(contract
feasibility)
rough in )
The Process
P
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a
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(fi
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Site selection
Phase one
Is
the location viable for the proposed project?
We look at traffic count, demographics, neighborhood quality, and proximity to
public transportation.
What is the site condition?
Is the site a Brownfield, Greenfield, Wetland, or a Waterfront? We look at soil
conditions and look at the 100 year flood plain.
What utilities are on site?
Electric, gas who is the provider if any? City water& sewer or well and septic.
Plans and Engineering
Planreview
Review plans for completeness
Ensure the plan is feasible
Review the plan for details
Engineering
Verify that the plan is buildable
Ensure that there are no potential problems with the design
Review the building orientation
Contractor and Contract conditions
Contractor information
Name of the builder
Years in business
What credentials do they have
What is their area of expertise
Review the companies insurance policy
Check references
Conditions of the contract
Description of the work.
Has anything been overlooked?
How detailed is the description?
Is there a list of sub-contractors?
Subcontract agreements
Lien waivers
Payment conditions
Legal obligations
Obligation of the contractor
Obligation of the owner
Provisions
In the case of contractor default
In the case of owner default
In the case of dispute (owner or contractor)
Path of mediation
Path of arbitration
Path of litigation
Change Orders
Acceptance of change
Required change
Payment procedures
Down payment
Construction draw request
Terms of payment
Release of lien
Retainer
Quality assurance standard
Job site safety
Employee drug testing
Job site safety plan
OSHA requirements
Buildersrisk policy
Warranties
Workmanship
Product and equipment
Punch out procedures
Certificate of occupancy
Phase Two
Excavation
Soil
boring and verification
What is the water table?
Are the excavation depths too deep or shallow?
Has the compaction and backfill been done correctly?
Footings & foundations
Verify footing locations and sizing
Check foundations
Verify the geometry meets the plans
Verify the anchor bolts are correct
Check utility sleeves
Drainage and waterproofing
Check foundation coatings
Check perimeter drains and tiles
Framing and structural
Verify beam size and locations
Check openings to verify correct size
Check truss layout is correct
Vapor and thermal protection
Check roofing and flashings
Verify insulation R values
Blower door test is available @ an additional cost. (primarily for
Green and LEED certifications)
Thermal imaging is available @ an additional cost. (primarily for
Green and LEED certifications)
Mechanicals
Inspect plumbing rough ins
Verify sizing and locations
HVAC rough ins
Check equipment size (BTUs and SEER ratings)
Check sheet metal work and ducting
Electrical rough ins
Verify
switch locations
Check service entrance
Concrete
Inspectconcrete flat work
Check proper expansion joints
Verify correct slope
Inspect overall quality
Site
Inspectfinal grade for proper fall away from the structure
Check for silt control and erosion issues
Finish work
Phase Three
Sheet rock finish
Lookat what level of finish is specified vs. what is done on site
Verify
smooth or texture and type
Check overall quality
Paint work
Verify number of coats
What type of paint was used
Color and sheen signed off by owner or architect
Verify “Green label” and low VOC levels (primarily for Green and LEED certification)
Trim and doors
Verify the materials used on site are what is specified in the contract or building plans
Check the overall craftsmanship of the installation
Cabinets and casework
Verify
the materials match what was specified
Check the overall quality of the installation
Flooring
Verificationof the materials used match specification
Check the quality of the installation
Verify Green label plus (for Green and LEED certification)
Punch out
Review the punch list from owner to contractor
Are the items reasonable
Is the time line for completion realistic
Check all systems (HVAC, Plumbing, Electrical) to verify all
are working properly
Certificate of occupancy
Verify that all local inspections have passed and that there
are no pending violations
Turn over the project to the owner
Verify that the final payment has been made to the contractor
Ask for release of lien documents from the contractor and sub-
contractors
Set the move in date and closing for the owner
Closing
The process will not only keep all parties on track during the
project, it will also keep the project itself on track.
This will speed up the gap between construction loans and
conventional loans
Lessens the risk exposure to the lender, borrower and builder
The benefits of third party involvement
Third parties are generally the end all in disputes
Are a useful device in a litigation
Third party involvement is an inexpensive insurance policy for all
involved parties that helps avoid costly and unwanted situations
that can arise from a process as complicated and expensive as the
construction process.
