Pre-design and Programming

• Identify, quantify, qualify optimal spatial requirements, and functional relationships
• Personalized planning, programming, adjacency studies, scope of work development
• Preliminary project scheduling, cost control, budget analysis, plan development, and site analysis 
• Conduct site visits, user group meetings, site inventory and regulatory code/ environmental analysis
• Owner design and documentation standards and physical and social constraints
• Supplemental specialty equipment layouts of office systems, IT,  and specialty devices

Construction Documents and Bidding

• Document developed design into construction documents (drawings and specifications)
• Develop and/or review final cost estimate and schedule
• Assistance or implementation of permit process including regulatory approvals
• During the bid process, answers contractor questions, prepares addenda, reviews substitutions
• Conduct pre-bid conference
• Assists in the execution of the contract for construction

Facilities Management/ Property Management

• Document developed design into construction documents (drawings and specifications)
• Develop and/or review final cost estimate and schedule
• Assistance or implementation of permit process including regulatory approvals
• During the bid process, answers contractor questions, prepares addenda, reviews substitutions
• Conduct pre-bid conference
• Assists in the execution of the contract for construction

Owner’s Representation – Design and Construction Oversight

Our team brings substantial expertise managing everything from a multi-project Capital building program to a single project that closely matches the services you are requesting. Nearly 90 percent of our work is project management for our clients such as hotels, schools, restaurants, high rise tenant improvements, multi-unit apartment complexes and public works.

The design process is decision intensive, with no limit to the time that can be spent on refinement.  Many improvements require doubling back to make changes.  The construction process is production intensive, with defined needs for the resources of time, labor and materials. It is linear and sequential.  The benefits of bringing best practices and continual improvement through our lessons learned from other project management assignments provide the best value to you.

Construction Management Experience

Having a solid background in construction management enhances our program management and team building ability since we know what it takes to deliver a project on schedule, within budget and proper site location and orientation. We know how to buy construction materials competitively, and we understand the savings and advantages of construction alternatives designs. We also know how to communicate with Construction Managers, Contractors, and Site Staff.  Our team’s reputation as competent construction managers will mean more contractors will have interest in bidding, and lower prices to work with us. Contractors and vendors enjoy working with us because our projects are well organized and professionally managed. This provides our clients with better pricing, higher quality, and more efficiently managed projects since the contractors work together as a team member.

Schematic and Design Development

• Develop design scenarios that produce an efficient and comfortable solution, integrate and refine the schematic design 
• Identify and resolve project specific details, systems, and governing regulatory codes
• Preliminary cost estimate, schedule and construction criteria required to document the project
• Finalization of design and review of project documents

Construction Management

• Conduct pre-construction conference and progress meetings
• Monitors the construction for compliance with criteria contained in the construction documents
• Resolve unexpected issues and facilitates construction progress
• Issue change orders and directives; reviews alternates, shop drawings, mock-ups and samples
  Process contractor’s payments for completed work
• Conduct site visits and prepares progress reports, meeting agenda and meeting minutes 
• Coordinate  pre-final inspection punch list and final inspection

Business Development and Process Improvement Consulting

• Strategic planning  and problem resolution
• Marketing and Sales improvement
• Business development and identification of new clientele
• Process improvement by identification of processes, logistics and business inefficiencies and recommendations
• Budget analysis and management

Post-Construction and Project Management

Brio 3 offers additional services such as record documents, evaluations, equipment start-ups, warranty review, operational manual review, final test compliance reports, stock material and special parts inventory, contractor operational training and maintenance compliance, and final project status report.  Brio 3 also offers supplemental, in-depth project management services including preparation of scope of work; establishment of project milestones, schedule and budget; issue resolution; management of project execution; and client project representation at the construction site on a full or part time basis.

Project Management Experience

It may be a matter of semantics, but we believe there is a distinction between Program Management, Project Management and Construction Management. Project Management serves as a very important bridge between the program level management and the “nuts and bolts” of construction management activities.

One of the primary roles of a project manager is to provide pre-design phase, design phase, and pre-construction phase coordination. Since some of us are architects, we have a clear understanding of what is needed to assure that projects are planned and designed in accordance with the broad program requirements including: scope, cost, and schedule.