KRAAL CONSTRUCTION MANAGERS provide Professional management and consulting services for a variety of construction, industrial and real estate development projects.

We serve our clients by acting as their exclusive agent throughout the planning, design and construction phases, helping to ensure that quality, cost and schedule objectives are met. Since our fees are not tied to construction contracts, we are able to make decisions and recommendations strictly with the owner’s interests in mind.  As a small, service-oriented firm, we pay great attention to detail and make it our goal to produce savings greater than our fees.

We work closely with the client to evaluate design and construction alternatives and establish priorities. We can assist in the selection of architects, engineers and contractors, and we monitor their performance in line with pre-established objectives. A comprehensive development
path for the entire project helps quantify schedules, costs and quality concerns, and reduces misunderstandings, errors and costly changes.
Our expertise in budgeting, coordination, scheduling, construction, and contracts fills the gaps left by many traditional construction practices.
Acting as a liaison with all of the project participants, we provide both oversight and insight on the client’s behalf.

PRECONSTRUCTION

• Establish preliminary project budget and project cost controls.

• Establish critical-path time-management schedule.

• Write requests for proposal; interview and select consultants; award architecture, engineering and consulting contracts.

• Establish and maintain detailed documentation procedures for each step of the project.

• Assist owner in obtaining necessary permits and approvals.

• Review architecture and engineering for cost, constructability and quality.

• Identify potential cost reductions and adjust budget accordingly.

• Review plans and specifications to improve design details, reduce errors and omissions, and limit owner’s exposure to cost overruns.

• Assemble bid packages for negotiation and competitive bidding.

• Accept bids from qualified contractors, subcontractors and suppliers; interview bidders and identify opportunities for additional savings.

• Negotiate and prepare construction contracts; award work with the intent to eliminate unwarranted change orders, delays or claims.

• Obtain and review utility and related agreements and requirements.

• Issue notice to proceed; hold project kick-off meeting.

CONSTRUCTION

• Ongoing field coordination, scheduling and supervision.

• Review work for compliance with contract documents.

• Hold construction progress meetings; issue minutes and corrective change directives.

• Monitor and update critical path schedule; direct contractors to accelerate performance as needed.

• Review and process change order requests, extra work authorizations and claims for additional costs.

• Monitor the services of testing labs and inspection agencies.

• Coordinate and manage engineers and consultants.

• Review all invoices and make payment recommendations; ensure that title to property is kept lien free.

• Perform management services required for project close-out at completion.

• Conduct one-year inspection, ensuring that any necessary corrective work is undertaken prior to expiration of project guarantees and warranties.

ADDITIONAL SERVICES

• Development consulting: facilities planning, conceptual estimating, preparation of pro forma budgets for marketing and finance.

• Inspection of existing facilities to help determine value or quality of construction and design.

• Move coordination and relocation.

• Claims avoidance or mitigation consulting.

• Critical-path development and construction scheduling.

• Analysis of computerized scheduling, documentation and reporting systems.

• Expert witness testimony.

• Lender’s financial control.