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Construction Info
Construction Updates
Update for July 27, 2007
Overall Recap
After months of negotiations IAR terminated its contract with the GC (RP construction Company) on Jan. 11,2007. Several different options that were under review starting Nov.2006 were evaluated in depth after termination of RP contract. A number of GC, project managers, superintendents and subcontractors were contacted. The proposals from interested parties for completing part or all of the remaining Project were requested and reviewed. A number of GCs and subs were interviewed. In Mid February we made a decision to use a GC licensed in NC but keep total control of the Project by hiring our own Project Manager and Superintendent. To resume construction following steps were needed and undertaken.
- A new building permit from city was required and was acquired in first week of March 2007.
- With total control in our hand we were required to have builder’s risk and workman compensation insurance. These were acquired.
- RFP’s from different subs were requested, reviewed and contracts developed and signed with selected subs.
The construction resumed in mid March. Since then we have:
- Immediate steps to reduce water leaks were taken and significantly controlled the problem.
- Corrected several deficiencies in the work in place and completed remaining Masonry work.
- Water damaged insulation and sheetrock were removed and replaced. Steps were taken to treat mold from areas , the insulation or sheetrock could not be removed.
- EFIS (exterior finish ) was work started on a priority and has been completed.
- Deficiencies in structure were corrected and inspected.
- Windows ordered and installed 99%.
- Roof was missing in several areas and water leak was a major problem. Roof is complete and now building is 99% dried out.
- Original sprinkler system sub was very honorable and has completed his work without giving us any problems.
- Original electrical sub contractor restarted the work but went bankrupt. A new electrical sub has taken over and is working well.
- Original plumbing contractor also restarted his work but also went bankrupt.
- A new sub was hired and has completed his work for this stage of the project.
- Original HVAC sub was too unreasonable to work with. He was replaced and new sub is working well.
Ongoing work and Projections:
- Insulation and interior Sheetrock work started on second and third floor this week. We could not start this work on first floor because of some code issues raised by city inspector and deficiencies in electrical work. Once these issues are resolved insulation and Sheetrock work on first floor will start. Sheetrock work should take approximately 4 weeks for substantial completion.
- Next step will be finishes work (this includes taping sheetrock, painting, floors, ceiling, audio wiring and final electrical, plumbing and HVAC system installation and testing). This is expected to take at least 6-8 weeks. To this I’ll add 2-4 weeks for tying loose ends because of complexity of work and multiple trades being involved.
- Last step before getting conditional use or Temporary Occupancy Permit will be addressing questions raised by city inspectors. This can take 1-6 weeks depending on whims of city inspectors.
- Final step before Full Occupancy will be to address site related issues including removing trailers and fencing etc. These can be addressed much later and will need to be coordinated with Schools.
JAK
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