Choosing the Right Contractor

So you want to build your Dream Home. You and your spouse have talked about this home for years, and the time is finally right to move forward on this most exciting project. The home will have everything you've ever dreamed of, it is located on that picture perfect property, it will incorporate the many aspects of energy & water efficiency, as well as sustainable / green implementations throughout. You have gone as far as to register the project under the USGBC's LEED for Home rating system to insure your project incoporates all that you inspire it to have, as well as have the assistance of Architect, LEED Provider, and Green Rater at your disposal, but who is going to build it? Who, in this new Green Building industry has the capacity / knowledge to put the time, quality, and dedication forward to insure the home you move into on day 1 is indeed your Dream Home... and not Tom Hanks' money pit?

Before you run down the street to talk to your best friend's contractor buddy, we would suggest a more professional track. We all have friends of friends who know someone in the construction industry, or we all have heard this and that about 'Such & Such Construction', but how do you decide between fact and fiction and select a contractor worthy of your dream? Playing no favorites, and insuring all contracting firms have a realistic shot at bidding for your project, we would recommend you put forth an RFQ.

With the assistance of Briggs Architecture & Design, we sat down with Don and created a 'Request for Qualification' that was sent out to a list of eleven potential General Contractor / Construction Manager candidates. Through a series of project specific questions, it is our desire to review first hand how these candidates would handle our individual Dream Home build. Upon receipt of the RFQ packets from the candidates, we will sit down with Don and formulate a point system that ranks what questions we feel tip the scales one way or another for that individual candidate, and ultimately propels them to the 'Short List' for follow-up interviews.

The RFQ letter went out to our list of potential candidates on the 24th, and for your review, we have an example of the letter as follows...

April 23, 2008

Mr. John Smith
Smith Construction
Anytown, USA 12345

Re: Request for Qualification
Southwell Residential Project
Ravalli County, Darby, MT

Dear John,

Your firm is invited to submit a Qualification Statement in response to this Request for Qualifications (RFQ) for Construction Manager and/or General Contracting Services. The Qualification Statement is due May 19th at 5pm MST, we require two (2) copies of your Qualification Statement and two copies of the notary page delivered to our office, Briggs Architecture & Design. A partial set of preliminary drawings are attached for your review.

Project Introduction

Statement of Work:
The Project is a residential build of approximately 12,000 square feet focusing on the highest level of energy efficiency while incorporating a gamut of Green / Sustainable Building practices. The home will include various facets such as gourmet kitchen, main gathering room, library, separate master suite, additional five dedicated bedrooms, exercise room, theatre room, wine cellar, third floor observation room, and large accommodating mechanical rooms. The structure itself is being research for insulated concrete forms (basement), Cultured Log System (main body), and structural insulated panels (roof). The Project will be moving forward under the auspice of the USGBC’s LEED for Home Rating System with full anticipation to earn high ranks towards eventual certification.

Owner’s Representative (Qualification Statement sent to this address):
Briggs Architecture & Design
Attn: Don Briggs
120 S. 5th Street
Suite 101
Hamilton, MT 59840
Ph. 406-375-1111
don@briggsarch.com

Location:
Project is located in Darby, MT in the southern part of Ravalli County. At the intersection of Bunkhouse Road & Highway 93, head due west two miles to end of the road.

Contract Method:
To be discussed and determined at a later date.

Schedule:

Activity - Date
Issue RFQ - April 23,2008
Commence Charette / Design Meeting - April 30, 2008
Qualification Statement Due - May 19, 2008
Announce G.C. Short List - May 26, 2008
Follow-up Interview with Short List - May 27- June 5, 2008
Announce Selected G.C. - June 11, 2008
Start Construction - Fall 2008
Complete Construction - Fall 2010

Qualification Statement Format
Tab your Qualification Statement as outlined below:

1. General Information: At a minimum include the following:
(All requested information applies to the last 5 years).

Legal name, physical mailing address, and other contact information
· Describe your business organization (Corporation, sole-proprietorship, partnership, etc.);
How long has this firm been in business, and list all the names of owners, partners, officers,
etc.
· Identify who will lead the project (hold the prime contract with the Owner).
· Include a description of the firm’s services (identify in-house/self performed capabilities).
· Provide the average number of employees including office and field.
· Outline the average volume (separate the major categories into residential and
commercial) including any volume of work outside Ravalli County, Montana.
· Identify any close sub-contractor relationships that you have worked with on an ongoing
basis, outlining their discipline / trade.

2. Similar Experience: Describe a minimum of three (3) similar projects completed within the last 5 years. Include current names and contact information for the Owner per project. Identify square footage, original estimated amount, final contract amount and reasons for any differences. Also include the original scheduled start and finish date and the actual start and finish date. Describe reasons for any differences.

3. Project Team: Provide a general construction / construction management organizational chart, inclusive of GC/CM, foremen’s, laborers, subs, etc. Identify the GC, Superintendent and / or CM and what that person’s involvement is during construction (As a minimum include resumes of these key personnel).

4). Team Experience: Please identify if you or your firm have worked with design professionals in previous projects (ie. architects, engineers, consultants, etc.). Provide names and contact information for any design professionals you have worked with in the previous five years.

5. Experience in Ravalli County: Describe your experience working in Ravalli County.

6. Approach to MEP: Describe your approach to Mechanical, Electrical, Plumbing procurement. Do you use Subcontractors for MEP or are you accustomed to working under independent MEP consultants in using their designs for bidding purposes?

7. Unique Qualifications: Provide detailed information regarding services as well as your approach to construction and management that differentiate you from your competition. Identify your firm’s individual strengths and possible short falls for executing a project of this scope, while also touching on your approach to cost estimating and project scheduling.

8. Bonding/Insurance Coverage: Provide a letter from your bonding company stating your ability to provide a 100% performance and 100% payment bond if required. Also include a sample insurance certificate stating available insurance coverage with the name and contact information of your insurance broker.

9. Claim / Suits: In the past 5 years, have you, your organization, or any individual from your organization been involved as either a plaintiff or defendant in any judgments, claims, arbitration proceedings, or suits pending or outstanding, involving construction contracts, or the work performed? If the answer is ‘yes’ to all or part of the above questions please describe.

10. References: Provide three trade references, your bank reference and their contact information.

We look forward to your participation in the Southwell Residential Project and thank you in advance for the time and effort spent preparing your response. Please contact me directly with any questions, clarifications, or concerns at (406)375-1111.

Respectfully,


Upon receipt of the RFQ on the 19th of May, we will formulate a Short List and secure follow-up interviews of each. In the meantime, we start our Charrette Meeting #1 on April 30th, which will break the ice on this project. In the coming week, I will post meeting agenda, Charrette meeting recap, and projected LEED H rating.

Until then, wishing you all an Abundant Tomorrow!

Tim