We offer Construction Management Services for Design/Development and Construction Phases on a Project as follows:

Design / Development Phase

· Project Planning- Project Organization, Value Engineering and Long Lead Time Identification.

· Budget Analysis- Conceptual Estimate and Detailed Estimate

· Bidding & Award- Prepare Trade Contractor's Bid Packages, Review Bid List, Receive and Evaluate Bids, Negotiate and Finalize Contracts.

Construction Phase

· Project Administration- Daily Site Supervision and Coordination of Trade Contractor's. Administration of Architect's and Engineer's Proposal Requests, Instructions and Change Authorizations. Management of Shop Drawings and Accounting for General Conditions.

· Scheduling- Review and Approve Trade Contractor's Schedules, Compare
Actual Construction Progress to the Schedule, Monitor Long Lead Times.

· Cost Analysis- Review and Approve Trade Payment Breakdowns, Review
Monthly Requisitions for Payment, Review and Negotiate Requests for Change Orders, Prepare Monthly Requisitions for DrawDown Payments.

· Quality Control- Prepare Interim and Final Punchlists, Review & Maintain
Insurance Certificate's.

· Close Out Contracts- Negotiate Final Change Orders and Close Contracts.
Prepare actual costs in a spreadsheet format for Client's use.

A detailed description of these services is as follows.

We offer a step-wise approach to Evaluate, Organize, Estimate and Schedule a Project.
Specifically, these steps are:

· Project Planning

1. Project Feasibility- review Project peculiarities to define Cost Impacts
and minimize future Change Orders.

2. Define Project Organization- suggest Phases of Construction to minimize
the amount of disturbance to operations.

3. Value Engineering- when the drawings are ready for the Detailed Estimate,
our in-house staff and outside contractors will be brought in for the purpose of offering suggestions to reduce the Final Cost. Accepted suggestions will be incorporated into the Project scope for Bidding purposes.

4. Long Lead Time Items Identifications- during the bidding process, some structural and mechanical components can force award of subcontracts too early to receive the lowest possible price or cause delay when the project is under construction. By identifying those components early, they can be specified by the engineer's and bought by the Construction Manager outside normal subcontract work.

· Budget Analysis

1. Conceptual Estimate- after Project Planning, the Architect's Design Drawings may be used to prepare a per square foot Conceptual Estimate of the Project. This is prepared by the Major Construction Cost Categories and includes a percentage estimate General Conditions plus Costs for any items identified during Project Feasibility.

2. Detailed Estimate- The purpose this estimate is to provide as Detailed a Cost Estimate as possible based on the progress of the Construction Drawings.

All Construction Cost Categories identified here, to which an allowance is applied, will be used to prepare the Final Estimate.

3. Final Estimate- The purpose of this estimate is to apply costs for systems and materials as finally specified by the Architect and Engineers to the Detailed Estimate.

· Scheduling

1. Conceptual Schedule- in conjunction with the Conceptual Estimate, a
Schedule is prepared. This schedule defines the elements of each Major Construction Cost Category.

2. Detailed Schedule- also prepared in conjunction with the Detailed Estimate. All elements of the Construction Cost Categories are scheduled by Phase, Area and Floor.

3. Final Schedule- Prior to the start of construction and with input from the Successful Trade Contractors, the Detailed Schedule will be modified to serve as The Schedule against which the Progress of the Project will be measured.

· Bidding and Award of Trade Contracts

1. Prepare the Bid Packages for the Trade Contractors for either a "Lump Sum" or
"Guaranteed Maximum Cost."

2. Prepare a Bid List of Trade Contractors based on their credit worthiness,
experience with similar work and on-going projects.

3. Receive, Evaluate and Review Bids with the Owner, as well as Contract
alternates, Mobilization and Schedules to select the successful bidders.

4. Negotiate and Finalize the Contract Amounts and the Trade Contractors
Preliminary Construction Schedule.

This completes the description of our Design / Development Services.

Construction Phase Services are intended to monitor the progress of the work and anticipate costs and delays. The discipline for the successful Trade Contractors will have been set forth in the bid documents and will be compared on a monthly basis to the project budget and schedule. This is accomplished through the following list of services:

· Project Administration

1. Daily Site Supervision is monitored and coordinated by the Project Superintendent.

2. Administration of the Architect's and Engineer's Proposal Requests, Instructions and Change Authorizations are directed by the Project Manager to the various Trade Contractors and Suppliers.

3. Project Manager Expedites Approval of Shop Drawings through the Architect and Engineer.

· Scheduling

1. Review and Approve Preliminary Construction Schedule to serve as the Final Schedule.

2. Compare Actual Progress to the Schedule by specific progress reporting procedures called out in the bid documents. Verify progress by walking the job and comparing it to the Trace Contractor's reports.

3. Monitor Purchase and Delivery of Long Lead Time Items by contacting the Trade Contractor's Suppliers or buy direct buying wherever possible. The latter often permits even greater economics of purchasing, as well as increased control.

· Costs Analysis

1. Review Trade Payment Breakdown Prior to Requisition.
This procedure is intended to clearly identify the elements of the work to the Lender. Form acceptable to most Lenders are provided for submission by the Construction Manager as a part of the work.

2. Review Monthly Requisitions for Payment with the Trade Contractor prior to the Lender's inspection. Payment for and storage of Long Lead Time Items will be specifically called out for this purpose. Resolve any disagreements that may arise over the Lender's Approval.

3. Review and Negotiate Requests for Change Orders by comparison to Historical Data. Trade Contract Unit Costs, and actual field conditions Submit Request for Change Orders to the Architect's or Engineer's for review and summarize the various reviews for Presentation to the Owner.

4. Prepare Monthly Update, in Requisition forms, to include any approved Change Order or Time Extension.

· Quality Control

1. Review Insurance Certificate's for correctness of Limits, Carriers and Expiration prior to release of requested funds.

2. Prepare Punchlists at specific phases of the Project and the Final Punchlist with the Architect's and Engineer's.

· Closeout Contracts

1. Review Completion of Punchlist Work with the Contractor in the presence of the Architect and Engineers.

2. Negotiate Final Change Orders based on Punchlists Completion and remaining Change Orders for each subcontractor.

3. Prepare and have executed Subcontractor's "release of liens" before approval of final payment (retention.)

4. Release Retention after the last review of Architect's / Engineer's, Punchlist and Lender's Approval for Substantial Completion.

We will prepare a composite Monthly Report on the Project for your review.