Industrial construction, from first site walk to warranty walk.
Seven services, three pricing steps and one project lead. Every service below can be bought on its own or combined into one contract.
- 01
Preconstruction & budgeting
Site walks, scope definition, estimating, value engineering and constructability review before design is final. You get a budget you can take to your board.
- 02
Design-build
One contract covers design and construction. We bring the architect and engineers under our agreement, so there is a single party responsible for the building.
- 03
General contracting, Lump Sum
For projects with complete drawings. We bid the subcontract packages, hold one stipulated price and manage the work through closeout.
- 04
CM at-Risk with a GMP
We join early, price the work as design develops, then commit to a Guaranteed Maximum Price. Savings under the GMP are split 50/50 with the owner.
- 05
Pre-engineered metal buildings
Rigid-frame steel buildings with standing-seam roofs and insulated wall panels for warehouses, shops and production space, including cranes and mezzanines.
- 06
Plant additions & in-plant renovation
Building additions, process rooms, mezzanines, dock expansions and office build-outs inside a facility that stays in operation.
- 07
Site work & foundations
Equipment pads, trench drains, truck courts, utility extensions and slab replacement, coordinated with the building schedule.
How a project runs
01 Inquiry
You email the site, size and target date. We reply within one business day and book a site walk.
02 Site & Budget Review
Scope memo, budget within ±20% and a schedule outline in 10 business days.
03 Preconstruction
Design coordination, subcontractor bids, shutdown window plan and a Lump Sum price or GMP.
04 Construction
Weekly owner-architect-contractor meetings, written RFIs and submittals, monthly pay applications.
05 Closeout
Punch list, O&M manuals, as-builts, final lien waivers and a warranty walk at 11 months.
Preconstruction2
-
Geotech report review
Design Due Nov 4 -
Steel package bids
Buyout 3 of 4 received
Permitting1
-
Building permit set
Permit Submitted to city
Construction2
-
Footings, grid A–D
Concrete Week 3 of 14 -
Dock door tie-in
Shutdown Window SW-03
Pricing
Fixed fees for the early steps, so you know what it costs to find out what the building costs.
Site & Budget Review
$2,500
- Site walk with your operations lead
- Written scope memo
- Budget within ±20%
- Schedule outline, 10 business days
Preconstruction Agreement
from $9,500
- Buildings up to 30,000 SF; larger priced by scope
- Subcontractor bids and value engineering
- Budget within ±10%, shutdown plan
- 100% credited to the construction contract
Construction contract
Lump Sum or GMP
- Contractor fee 4–6% of construction cost
- General conditions listed as a separate line
- GMP savings split 50/50
- 1-year workmanship warranty
Long-lead items
| Item | Released | Lead time | Status |
|---|---|---|---|
| Pad-mount transformer Utility-coordinated | Week 2 | 52+ wks | At risk |
| Switchboard, 2000A Electrical sub | Week 2 | 30 wks | Ordered |
| PEMB frame & panels Steel package | Week 4 | 16 wks | Shop drawings |
| Dock levelers (3) Equipment | Week 6 | 10 wks | Ordered |
Contracts, paperwork and long-lead items
Large electrical equipment is now the item most likely to set your opening date; some transformers and switchgear carry lead times well over a year. We identify those items during preconstruction and, with your approval, release them before the rest of the job is bought out.
Contracts follow AIA A101-2017 and A201-2017 or ConsensusDocs forms. Pay applications use AIA G702 and G703. Changes are priced as written change orders with cost backup.
Questions owners ask
Which contract forms do you use?
Usually AIA A101-2017 with A201-2017 general conditions for Lump Sum work, and ConsensusDocs or AIA cost-plus forms for GMP projects. We can work on your form if your counsel prefers.
Can you provide insurance certificates and a bonding letter?
Yes. We issue a certificate of insurance naming you as additional insured and a bonding letter for each project that requires one, before contract signing.
How do you keep production running?
We write a shutdown window plan during preconstruction, signed off by your operations lead. Disruptive work and utility tie-ins are scheduled into those windows only.
How are monthly payments handled?
Monthly pay applications on AIA G702 and G703 against an agreed schedule of values, with subcontractor lien waivers attached. Retainage terms are set in the contract.
What happens if scope changes during construction?
Every change is priced in writing as a change order with cost backup and schedule impact. Nothing is built from a change until you approve it.
Do you do residential work?
No. We build commercial and industrial projects only. Single-family and small residential projects in Minnesota need a residential contractor license, which is a different business.