Value engineering

This is where we bring our experience and value to the table to source the most cost effective construction method and suitable material selection for your build. This is achieved in a collaborative manner working with your appointed consultants.

In addition, we use our knowledge of current rates within the industry and source early trade contractor input to assist the design team to find the best solutions that work for the project and budget. Value engineering is an important aspect of the build and is at the heart of the project. When the construction solution is determined and agreed with all parties you instruct the detailed design to proceed. At this stage we are able to verify the budget and therefore we are able to predict, with a fair degree of accuracy, the final cost.

Deliverables:

Considering alternative construction methods

Alternative construction methods can bring cost savings from both less expensive construction and from time savings which will reduce prelims and management charges, together with other cost benefits it may bring to the client. Some alternative construction methods may require re-engineering which will add to the overall cost and this must be accounted for when recalculating the final cost.

As a starting point for this exercise – concrete superstructure can be replaced with CLT, SIPS, traditional masonry construction or Prefabricated concrete such as Kerkstoel. Basement concrete can be waterproofed in a variety of ways, some of which (drained cavity) will have internal implications, which will need to be considered.

Considering material and specification alternatives.

Substitute materials can be easily priced as alternative finishes, but programme time and sequencing must also be considered, and the cost implications added to, or subtracted from, the overall budget. Again, the same procedure for specification changes should be followed.

For example polished concrete by specialist sub-contractors is an expensive option, alternatively a concrete screed by the main concrete contractor can be polished considerably cheaper.

Tiling, stone, resin or vinyl can also be substituted for polished concrete. This would be considered a design change and should be discussed with the architect before proposing it to the client.

Substituting triple glazed windows with double glazed windows would have an affect on M&E and the long-term running costs, similarly moving away from alternative technologies such as ground or water source heat pumps to more conventional heating sources would save money but increase running costs. Substituting underfloor heating with radiators willhave design implications.

Considering design changes

These changes can be much more complicated and can have significant ramifications, all of which must be considered and accounted for in the overall cost. Basements are, as a rule of thumb, double the cost of building above ground, therefore decreasing the size of a basement or omitting it altogether will provide significant savings. With all design changes the implications and costs of additional consultant input and potentially planning permission will add significant cost and therefore must be accounted for.

Savings

Value engineering will usually yield a 10% saving using alternative construction methods or substituting materials. Greater savings will require design changes and space sacrifices.

Programme

The first step is to evaluate the information from the consultants – Architects, Engineers and M&E Engineers and issue a list without delay outlining anything that is required for Founded to successfully tender the scheme. Inform all parties that the missing information must be returned to us in full within a week or our work will be delayed. Alongside this exercise we must produce a programme of works for Founded to follow over the 3 months and the key dates for information, discussion and concluding any design changes with the consultants should be advised in the initial stage to the consultants. Broadly, weeks one to four will be tendering to establish the base cost, by week six all potential design changes will be agreed in order that they can be tendered by week ten, leaving 2 weeks for consolidation of the costs and presentation to the client