PML Project Management, Inc. (PML) utilizes the experience of Phil LaClaire and
their associates to offer all, or any needed portion of the following Project
Management and Owner’s Representative services to building project Owners,
Lenders, Architects, Builders and Attorneys.
(These services are outlined below according to project phases for clarity.)
PML can join the Owner’s project team of decision
makers to inform them of industry standard practice,
design and construction processes, risk assessment
and management, budgeting, and scheduling. We can
prepare an RFP for architectural and engineering
services required for a successful project. PML will
guide the Owner through the development process to
make certain the Owner is well aware of the
necessary direction, decisions, milestones, and the
nuances of the marketplace which they face when
considering a new real estate development project.
It is common to have Owner’s call upon PML after
they have started developing the concept design and
are far down the path of planning the project. Once
engaged in a project, Owner’s often discover the
many joys and the pitfalls of managing a
construction project. PML has been managing the
design and construction process on commercial and
institutional projects for over 30 years and is well
aware that the best projects result from the best
planning. The earlier PML is brought on board the
easier it is to develop a successful project.
During the Design Phases of Schematic Design, Design
Development, and Construction Document PML will
act as the representative of the project Owner on
the project team for all matters pertaining to the
design and construction of the proposed project.
This Design Phase will usually require that PML
provide the following services;
· Introduce the design team
to any of the project Owner’s design related
guidelines or parameters necessary for their use of
the building. PML will then make sure that the
design team includes these necessary elements in the
design of the facilities.
· Assist the building end
users in communicating to the design team their
programmatic needs for this project. Architects and
Engineers are trained to do just this, however, many
times the added observation and liaison of PML
prompts questions and discussion that results in a
more thorough study of the Owner’s needs.
· Advise the project Owner’s
legal counsel in the preparation of the design team
contract based on many years of experience
negotiating and executing design and construction
· PML will prepare, manage,
and monitor the project budget (in concert with the
project Owner). Oftentimes an experienced forecast
of project cash flow will save interest expense, or
gain interest advantage relating to the funding of
· Attend periodic meetings
with the project team to monitor the progress of the
design process. A report of the status of the design
will be offered after each meeting if desired. PML
necessarily holds both the design team and the
project Owner’s end user team responsible for
keeping milestones for decision making. A project
kept on task is of great advantage to all parties.
All of the team wins this way.
· Develop a project schedule
using the design teams’ schedule and the Project
Owner scheduling goals and constraints;
· Review and comment on the
construction cost estimate prepared by the design
team. Without the watchful eye of an industry
professional who has developed and kept many
construction estimates/budgets, the project Owner is
left to assume that the architect’s estimating team
is within a margin of error. Most estimators engaged
by the project architect are very good at their job.
They are, however, human, prone to errors, and
forced to make many assumptions regarding cost
implicating elements of the design. By the time the
architects estimator has had an opportunity to fully
vet the design, developed a full understanding of
the design, and fine tuned their estimate
accordingly, the project Owner is well on the way to
being entirely committed to the project whether in
budget or not.
· Acquire a construction
cost estimate from a Builder experienced in design
and construction requirements. This check estimate
many times proves to be the rude awakening moment on
the project, that time when all parties are forced
to face the reality of the design wish list that had
been directing the team prior to the check estimate.
PML will prepare an RFP and orchestrate the project
Owner’s choice of estimators and pre-construction
service providers. (PML can also offer
pre-construction services if appropriate, but
generally, a CM firm is utilized for that work.)
· Provide management and
coordination of various studies as required by the
Project Owner to inform design phase decisions.
· Engage and coordinate the
services of other consultants the project may
require such as geotechnical engineers, building
performance specialists, acoustical engineers,
landscape consultants, surveyor, geotechnical
investigative drilling, third party commissioning,
· Assist the Project Owner
during the permit acquisition in their interaction
with the city Planning and Zoning Department. This
relationship with the city is managed by the project
Owner. PML will provide whatever liaison and
technical assistance requested by the project Owner
within the confines of PML’s expertise. This will
likely include attendance of planning board and
zoning board meetings, code review meetings,
planning, zoning, public works, water district, and
fire department departmental meetings, etc., at
which PML will represent the Project Owner on
matters pertaining to this project. The design team
is engaged to provide permit acquisition services.
PML simply provides whatever ancillary support
suggests that all available Project Delivery Systems be considered. PML is
pleased to advise the project Owner on the choice of Project Delivery System and
will manage whatever system is determined to best suit the Project Owner’s
interest in this project.
with the Project Owner and the design team to
develop a list of potential Builders for the
the Project Owner at all pre-proposal meetings.
all proposals with the Project Owner and the design
team to ascertain the proposal most responsive to
the Project Owner’s needs.