Designer Perspective. Understanding an Architect s View on Modeling Responsibilities & Delivery of Design Data to Estimators

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1 Designer Perspective Understanding an Architect s View on Modeling Responsibilities & Delivery of Design Data to Estimators

2 Introduction 20+ years of experience. BS in Architectural Engineering Technology and Construction Management from University of Cincinnati. General Contracting and Construction Management background Bob DuBois Chief Estimator, SSOE Group

3 Introduction BS in Architecture and BS in Construction Management from Bowling Green State University. With SSOE since 2013 Prior background with general contracting Douglas Furia Project VDC / BIM Coordinator, SSOE Group

4 Introduction Advanced estimating is gaining traction with contractors. The use of Building Information Modeling and lean practices to advance the speed and accuracy of estimating efforts is an exciting topic, but Designers are equal partners in advanced estimating practices. A lot of the discussion has taken place from the viewpoint of the people estimating and executing projects. How do we get the design team on board?

5 Started in 1948; full service A/E firm by 1960s Began EPC/M work in 2005 Company background

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7 Old Process

8 End Goal

9 Today s Agenda Designers are important for advanced estimating. Designers need to understand the value of advanced estimating. Designers need to understand their role in advanced estimating. Practical steps. 5 Q & A

10 Why Designers Matter to Advanced Estimating Garbage in, Garbage out The information extracted from a model is only as accurate as what is put in. They have the owner s ear The can often influence decision making and advise an owner as to delivery methods, etc. Design completion influences construction schedule Costs may change based on when the work is completed. If design lags behind it can disrupt construction sequence planning.

11 Demonstrating Value to Design Teams What s in it for me? Designers need to be convinced that this will somehow improve their workflow and increase their profitability. Emphasize the value of eliminating re-work The real value of advanced estimating for design is that it allows early cost validation that prevents wasteful development of design options that will not work. Visualization Allows owners to conceptualize designs with a dollar amount associated in order to make informed decisions and avoid surprises.

12 Demonstrating Value to Design Teams

13 Demonstrating Value to Design Teams Is it worth it? If a project has a degree of complexity, demonstrate why and how advanced estimating will help the flow of decision making. Price contracting is a reliable strategy for limiting the cost to acquire only for relatively certain and simple projects, projects where cost risk is low to non-existent. -Glenn Ballard 1

14 Demonstrating Value to Design Teams Consider shared savings If there is a contract with the designer, consider including them in shared savings for delivering a project below allowable cost. Owner buy-in will drive designer buy-in Convincing other key project stakeholders of the necessity of advanced estimating, and the worth of spending money on design planning rather than on redesign.

15 Design Team Responsibilities What do you want? Asking for a better model or even an LOD 200/300/400 model is too vague for the design team. Be specific, focus on high importance items.

16 Which What When Which elements need to be developed? What s the biggest bang for the buck? 80 / 20 rule: 20% 80% Scope 80% 20% Cost What info is needed for those elements? Graphical? Data? Parameters? Specifications? Details? When do you need it? Bid package / buyout strategy. Long lead items. Order of construction. Identify early development needs.

17 Design Team Responsibilities What is not in the model Designers need to 1) understand what does not need to be modeled and 2) communicate what is not/will not be modeled. It doesn t have to be perfect The model is not ready, we need to adjust a few more things. Moving items around in the model doesn t necessarily effect cost. It doesn t have to be polished, if changes won t effect cost. For each functional element, it is necessary to determine what attributes will communicate design intent, govern final product selection, and affect cost estimating. -CSI PPD Format Controlling Attributes Designers need to understand what elements, attributes, and details actually have an effect on downstream uses.

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19 Practical Steps Content Planning Meetings LOD / Estimate Class Matrix Assumptions List/ Outline Specs Preliminary Project Descr.

20 Content Planning Meetings Changes Specs Estimator Purpose: Get alignment around scope, expectations, and data exchange. Schedule Content Planning Details Format: Regularly held meetings between estimating and design team to discuss model development Problems Designer Status Co-location: Works best with the designer and estimator in the room together Set realistic expectations: If something can t be modeled in time, communicate it and figure out an alternative.

21 LOD / Estimate Class Matrix Purpose: Specify design deliverables and model LOD based on estimate accuracy expectations Format: Combination of Minimum Modeling Matrix (M3) and Estimate Class / Deliverables Matrix

22 Practical Steps Adopted from AACEI 56R-08 3

23 Practical Steps Adopted from BIMForum LOD Specification 4

24 Practical Steps Practical Steps

25 Practical Steps Practical Steps

26 Practical Steps Practical Steps

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28 Assumptions List/Outline Spec Purpose: Estimators bring assumptions to the table for system type, standard specifications, etc. and allows the designer to confirm or change. Value Engineering: Allows the estimator to challenge specs and design choices based on cost from the beginning. Project Specifics: Gives the designer a platform to discuss what varies from the standard assumptions on a specific project.

29 Assumptions list to Outline Spec Assumptions list 6 Concrete Slab w/ #4 12 O.C. Project specifics, scope definition Outline Specs 6 concrete slab w/35# Fiber

30 Preliminary Project Description (PPD) Purpose: Develop specifications at the beginning of a project to use as a starting point. Establish a baseline: Allows for clearer tracking of cost changes, and shows the justification if the scope or spec is different than assumed. Pre-populate the estimate: Allows for the estimate to be built out while the design is being developed. From there it s just plug and play.

31 Other Things to Consider You Can t Average Against ZERO Discuss all project scope. Communicating what is NOT in the model, is just as important as discussing what is. Learn to estimate from an incomplete model Experienced estimators are constantly pulling estimates together based on incomplete document sets because they have the knowledge to fill in the gaps. Why can t we do this with a Building Information Model? The only thing that is constant is change Changes are continuous throughout the design process. Have a process and tools in place to track them easily.

32 Other Things to Consider Don t mix and match Having part of the design in 2D and part of the design in 3D complicates the process and adds confusion. $ Delivery method matters These processes always work better in delivery methods that have the contractor involved earlier (EPC, IPD, etc.). Education Show owners and designers how things might look different with advanced estimating. This is not just a sales pitch. Do it after the fact, during projects.

33 Q & A THANKS FOR LISTENING

34 References 1 Glenn Ballard, Should Budgets be Based on Worth or Cost. 2 Construction Specifications Institute, PPD Format. 3 AACE International, Recommended Practice 56R-08 4 BIMForum, LOD Specification 2016

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