There are numerous issues that must be considered when selecting a site for a professional office, many of which are difficult to identify without the guidance of a trained eye.  Some of the more common “deal-breakers” are lack of parking, structural limitations and ability to meet code.  It is imperative that the determination be made that the facility meets the spatial and intrinsic needs of the practice that will assure a return on investment.

 Since the evaluation process is predicated on the needs of the practice, we perform a thorough analysis of the practice to determine the volume of space that will best facilitate the optimal function of the practice, including growth projections and related accommodations.  Based on these established need factors, it is then our objective to identify, evaluate and report the positive and negative findings about a site or suite, thus allowing you to make an informed decision and wise investment. We have continually proven to save the cost of our fee, at the very minimum, and have documented savings that reach into many thousands of dollars.

Beyond the basic costs encompassed in the lease of professional office space, there are a variety of vague and/or confusing issues that can escalate the cost of a project before its inception.  A common contract agreement might include a stipulation that the suite will be offered, “as is”.  As a result, the tenant (you) would be responsible for the demolition of all interior partitions, lighting, plumbing and heating/cooling ducts.  This could cost as much as $25,000, based on access to dumpster services.

It is our objective to review our forty-point check-list of “qualifiers”; including the contents of the agreement and identify potential problems, discrepancies and cost escalations.  As with the site evaluation, we have been successful in saving the cost of our services at the very minimum and more frequently saved our clients thousands of dollars and averted disastrous difficulties.

Since it may be necessary to engage the services of other design professionals to aid in the development of the shell of a building for new construction or building addition, it is sometimes unclear what role we play in that segment of the project.  It is, therefore, imperative that those services be defined.

 All of our design concepts are predicated on Function, Flow, Efficiency, and Productivity. That effort must start with the position of the building based on sun-angle, adjacency to parking, handicapped accessibility, utilities, drainage and landscaping.  The shell of the building, window and door placements are as crucial to exterior access as they are to the interior function of the facility.  It is our objective to develop a structure within which we can provide the most efficient work environment for your practice. Although we cannot claim a definitive dollar amount in savings for this segment of our services, we do guarantee that the costs associated with trial-and-error in plan development, which are inherent with firms that don’t specialize in healthcare design, will be eliminated.

As designers, we are essentially purveyors of information.  Whether it’s in graphic, three-dimensional or written form, the essence of our service is to communicate a concept for implementation. That information must lead to a comprehensive group of documents that will guide the contractors toward completion of your project.

It is our objective to provide all of the information necessary to complete the project and to ensure that all costs are acknowledged in the planning cost-containment process.  The more information that is provided in each of the following construction documents, in a manner in which contractors are accustomed to interpreting them, the more accurate the bids will be and the closer the respective bids will be to each other.  They include, but are not limited to the following:                                   

Existing conditions (renovations and additions only)

It is important to identify the conditions that will notchange in the developmental process.    This data is frequently used as a cross-reference guide to demolition and construction development and the cost related to each.

Demolition Plans (renovations and additions only)

Everything has an associated cost.  When considering the per square foot cost of development of a new facility, it is important to figure the cost to demolish and remove debris prior to construction. These costs must be factored into the overall cost of the project or negotiated with the property owner

Furniture Floor Plans

These plans provide a visual representation of the proposed completed facility.  They also provide a general overview of the project and, as such, aid in the cost estimation process.  They are also useful in the design of mechanical services by enabling the contractors to better understand the occupancy of the facility and other factors that would influence fluctuations in heating and cooling distribution, i.e. exposures to sunlight. In both cases they are used as a cross-reference guide.

Partition Plans (including door & window schedules)

The partition plans must include details for type of framing, consideration for structural supports, soffits and other construction details, door and window types, sizes, locations and schedules.  Type of framing, materials to be used and method of assembly.  These details help the contractors define both the components and the related cost of labor.

Reflected Ceiling Plans

These plans define the location, type and method of installation for acoustical ceiling tiles and their juxtaposition to partitions and soffits.  They also serve to define the placement of all ceiling-mounted lighting fixtures.  Lastly they serve as a guide to the design and placement of the mechanical services. Accuracy and detail in these plans is critical in cost containment and project development.

Lighting & Safety Plan

These plans locate all lighting and switching, emergency lighting, exit lighting, smoke detectors and alarm systems.  In addition, all lighting fixtures are coded to correspond with the lighting schedule- which specifies the brand, model, amperage, candle power of each fixture.

Power & Plumbing Plans

The power and plumbing plans contain an enormous volume of details, directives, fixtures and components all of which are depicted in standard graphic symbols which allow the contractors to simplify the calculation of the respective items for inclusion in the construction bid.  The more information that is provided in a clear and concise manner, the less chance there is for excessive cost disparity, change-orders and cost-overruns in general.  Subsequently, cost-containment is easily managed throughout the construction process.

Passageway Elevations

Although the construction details are clearly defined in the partition plans, the value of a visual image of what is to be constructed is indispensable for interpretation and clarity of all construction directives. Details like chair rails, soffits, niches, electronics, plumbing and lighting fixtures (such as sconces), millwork, doors and windows.

Dental Utility Elevations

These plans further define the locations of all utilities (power, data, air, water, suction) needed to support functional operation of clinical equipment. As such each component is detailed for its finite location in measurements from adjacent surfaces; i.e. height from floor, distance from walls, etc..             This information is not only helpful to the respective building trades, but assures accurate positioning for all equipment.  This information is shared with the equipment specialists and verified for accuracy prior to construction.

Finishes Plan

As with all other aspects of the construction bid process, the identification of the materials and methods ofinstallation of all finishes is instrumental in the effort to minimize and contain costs of development.  This is essential to cost management, and will include the specification of types of flooring (carpet, sheet vinyl, vct, tiles, etc.)  Wall-coverings(paper, paint, etc.) Note: The selection of specific materials to be provided by others.

Construction Details- Sections & Elevations

This data includes general information about things like the types of partitions, framing details, elevation and cross-sectional views of special components, i.e. soffits.  Depending on the extensiveness of these items, there are typically one to three pages of these details.

Window and Door Schedules

The data on this sheet shows door sizes, quantity of doors, wood species, fire-rating, need for closer, type of hardware, direction of swing, locks, type of glass, type of frame, etc.  Are the doors and frames wood or hollow metal?  Are the doors raised panel or flush; mahogany or cherry?  Are the frames knock-down or welded? This information ensures cost control as well as compliance with life-safety regulations.

Plumbing and Lighting Schedules

The data for each of these includes: location; manufacturer; style; model; quantity; utility requirements; finish and technical information.  The collective specifications are critical to cost management during the bidding process; since contractors can easily quantify the associated costs with both product and labor for installation.

Although this comprehensive group of data will serve as the basis for all construction costs and will ensure competitive construction bids, it also serves as a protective measure as the project progresses. The construction drawings are part of the contract between the owner and the contractor and are, as such, a component of the assurance of compliance with the contractual agreement. They are also an effective tool in construction cost containment throughout the project.  In simple terms, if the data calls for an item, it must be provided; if it is provided inaccurately or inappropriately, the cost to correct, replace or repair the problem remains that of the contractor.  In either case, extras and change-orders are diminished or eliminated.