Proposal for TCFM restoration

Intro by Richard Fuller
At our November 10 meeting, MOMSAH selected Whole Builders as our Design-Build firm for reconstruction of the Meetinghouse, based on their proposals for Phases I and II.

Proposal for Phase I

Scope of Design/Build Services – Phase I
DESIGN/BUILD SERVICES
Whole Builders design/build services are typically a two-step process with separate design and construction contracts (See descriptions below).  Our initial contract is an architectural services agreement, based on a preliminary description of your needs, and our preliminary estimate of construction costs.  We will focus on your areas of highest priority, and make decisions about scope, budget, layout, details and finishes.

Our first step in the design process. will be to evaluate your project with Moldex, a mold abatement subcontractor.  It is important to determine how contained the mold has been, and if there is a chance the mold spores have been distributed to other parts of the structure.  Together with this subcontractor we will develop a strategy for containment of the areas affected by mold, so that demolition will not spread mold spores.  We can also determine the extent of demolition required to remove the mold.  Demolition could be focused just on the specific areas that have mold.  An alternative would be to completely gut the exterior walls of the apartment so that all areas could be inspected.  Then new foam insulation could be installed at the perimeter.  This would provide the best insulation for this area.  This would require removal and re-installing of all interior casing and base.  Other spaces would be left with the original insulation.

A preliminary evaluation of your mechanical systems would be done by Sayler HVAC, our mechanical subcontractor.  This would allow minor adjustments that would facilitate work undertaken during Phase II.

At this point we would be able to review with you the options for repairs.  We would then define and document the scope of demolition, construction and repair required through drawings and specifications.  We would then bring in our subcontractors to verify costs and provide bids for the work.  Once we have made the final structural, layout and finish decisions and Construction Documents are completed, we will finalize our costs and provide you with a construction contract.

ARCHITECTURAL SERVICES – PHASE I                       Max.  10% of Construction Cost
Preliminary Construction Estimate – $55,500 – 90,000, described in the “Construction Services” description which follows.  Consideration of “Alternatives” identified in the construction phase may require additional fees.

Scope or Permit drawings and specifications may be required for portions of the work.  We can provide architectural services where necessary on an hourly basis.  Typically architectural and design services average 5-10% of construction costs.  Costs are affected by the complexity of the project and the details required to accurately describe the scope.  Meetings are included in this estimate.  Basic consultation on green choices are included in this estimate. If TCFM wants to evaluate the entire facility relative to LEED and/or other green guidelines, additional time would be required (see below).

Owner to supply copies of existing drawings.
Evaluate information relative to mold abatement, and recommend strategy for containment.
Define scope of mold containment, demolition, repair and reconstruction.
Specify replacement windows and details for installation
Recommend insulation options for apartment and entire roof area.

Compensation for direct expenses and for services rendered by Whole Builders, and professional consultants shall be based on the following:
Direct Expenses            At 1.15 x Cost
Architects rate:             $100.00/hour
Support staff:                $50 – 75.00/hour
Engineer/Consultants    At 1.25 x Cost ($75.00 – $150.00 / hour)

Alternatives :

LEED / Green Design Strategies    $4,000    40 hrs. x $100/hr.
Work with Owner to identify opportunities for points.  Site issues, Water efficiency, Energy and Atmosphere – rehab, operations and maintenance, Materials and Resources, Indoor Environmental Quality – ventilation, controls, day-lighting, green cleaning, and Innovation.

Many points may be earned by TCFM adopting policies relative to operations, maintenance and cleaning.  Others require documentation of previous energy use, and monitoring of on-going energy use after renovations are made.  We can work closely with a TCFM representative to gather the information necessary and develop a system for monitoring energy and operations.

CONSTRUCTION SERVICES  PHASE I            Prelminary Estimate        $55,500 – 90,000  ***

Depends on scope of work selected
Cost is dependent on extent of demolition at walls and ceiling, (from two ft. at base to removing all of exterior drywall and insulation) and the mold containment and abatement required.  Extent of demolition affects amount of trim and finishes to be removed and replaced, and finished.

Demolition at apartment    $3,000 – 8,000
Demolition of contaminated materials and mold abatement below the ceiling line.
Second floor sheetrock ceiling and insulation
Second floor walls, rotten exterior wall framing and insulation adjacent to replacement windows
Remove Carpet in FIR apartment.

Reconstruction Exterior Envelope and Interior    $22,500 – 46,000
Reconstruction, sealing, insulating, patching or covering of exterior envelope (exterior walls and windows to stop further moisture and thermal infiltration).
Replace framing, sheetrock and insulation.
Install insulation throughout the second floor.
Replace any exterior stucco that is water damaged.
Tape, patch, and prime and paint all repaired walls on second floor

Windows  ($2,500 – 3,000 per window x 12 windows)    $30,000 – 36,000
New windows or window retrofits in the FIR apartment and the bridge.  Includes removal of existing window, reframing as necessary, install new windows and trim.

For construction, we propose working with you on a cost plus basis, with a 25% markup on materials and subcontractors managed by Whole Builders, and $50 – 75/hr. for labor and project coordination by Whole Builders personnel.  If there are areas of work that you decide to take on yourselves, we can provide advice and assistance on a consulting basis during construction.  For example you may purchase the carpet directly, and perform the painting yourselves.

Our final proposal would include a permit, contractor overhead and profit, construction coordination – including weekly meetings, dumpsters, temporary toilets, scaffolding, dust protection, demolition and cleanup as required for the scope.

Alternative Items:
1. Gable Roof    $100,000    + or –
Construct a gable roof system in place of the existing flat roof with work to include:  a.  Demo of single ply throughout and decking on west half.  b.  Relocation of existing roof top unit at grade level and reroute ductwork distribution with design to be recommended.  c.  Additional insulation above the existing roof deck above the meeting room.

2.  Green Roof    $100,000    + or –
Construct a green roof system in place of the existing flat roof with work to include:  a.  Demo of single ply throughout and decking on west half.  b.  Frame out curbing for future roof top unit above FIR apartment.

3.  Side wall Sprinkler heads    $________    To be determined
Eliminate the exiting overhead sprinkler system in the meeting room and replace with sidewall heads as code requires.

4. Patch Ceiling at Meeting Room    $6,500
Tape, patch, retexture/paint the ceiling in the meeting room.

Proposal for Phase II

Scope of Design/Build Services – Phase II

DESIGN/BUILD SERVICES
Whole Builders design/build services are typically a two-step process with separate design and construction contracts (See descriptions below). Our initial contract is an architectural services agreement, based on a preliminary description of your needs, and our preliminary estimate of construction costs. We will focus on your areas of highest priority, and make decisions about scope, budget, layout, details and finishes.

ARCHITECTURAL SERVICES – PHASE II Pre-Design + Max. 10% of Construction Cost

I. PROJECT DESCRIPTION

Evaluation and upgrade of spaces in TCFM including remodeling and/or finishes. Improvements to spaces to repair or replace interior finishes, that have been damaged or worn, with green and sustainable finishes. A primary goal is to reduce, minimize and eliminate materials that affect those with chemical or pollutant sensitivities or allergies. All work to be done with consideration for long-term environmental sustainability.

Reconstruction of interior finishes as necessary at the Meeting and Fellowship rooms, and the library, bathrooms and non-critical entry areas.

Evaluate mechanical, plumbing and electrical systems for energy efficiency. Consider a new HVAC systems at FIR apartment. Consider an upgraded or new HVAC or an in-floor heating system for the basement. Evaluate air quality and moisture issues relative to apartment and basement. Consider energy recovery ventilator, dehumidification and air purification. Moisture at basement may require earth re-grading, especially outside of Fellowship room.

Construction work to be completed with minimal disruption to TCFM activities. Quaker events include Meetings for Worship on Sunday mornings and Wednesday evenings, adjacent fellowship and discussion time and committee meetings. There are additional non-Quaker events and meetings.

Alternatives to be investigated include: installing in-floor heating and cooling in basement floor, reprogramming of FIR apartment to be a classroom and meeting area, roof redesign, upgrade of floor finishes in fellowship room and other basement rooms, upgrade of fixtures for water conservation, including toilets, sink faucets and shower, and motion sensors on lights.

II. ARCHITECTURAL SERVICES FOR THE PROJECT DESCRIBED INCLUDE:

Pre-Design $3,000
Develop concept to define the scope of the renovation. Evaluation of mechanical and electrical systems by subcontractors. Identify potential structural issues. Program confirmation and conceptual diagrams to communicate construction work identified and alternatives being considered to TCFM at large. Work with joint committee to schedule completion of documents and start of and phasing of construction.

Additional work described below, only with approval from Owner:

Based on Maximum 10% of Construction Cost
Fees described below are based on preliminary estimates of construction costs described in the “Construction Services” description which follows, and are for discussion only. Actual costs will be affected by scope of work selected. Consideration of “Alternatives” may require additional fees.

Schematic Design – 20% $1,650 – 3,100
Owner to provide plans. Verify Measurements & Layout sketches and diagrams of alternatives. Evaluate mechanical systems. Plan and elevation of options with cost parameters. 2-D or 3-D exterior and/or interior drawings of project. Bi-weekly meetings to review ideas/options relative to client needs. Assist with government review processes. Presentation to the TCFM building committee.

Design Development – 15% $1,200 – 2,500
Refine desired option relative to structure, layout, interior design and details, and cost considerations. Material and color selections. Bi-weekly client meetings to review ideas and details. Report to monthly Meeting for Business.

Construction Documents – 40% $3,000 – 6,200
Site Plan, Floor Plans, Structural Design, Exterior Elevations, Sections, Details, Interior Elevations, Specification of materials, Cabinet Shop Drawings. Weekly or bi-weekly client meetings to review final details. Revised cost estimates at 50% completion. Assist with government review processes. Report to monthly Meeting for Business.

Construction Contract Negotiation – 5% $350 – 700
Review bids and/or negotiate contract.

Construction Administration – 20% $1,500 – 3,000
Periodic site visits during construction. Review changes, verify existing or new conditions, and answer questions. Weekly or bi-weekly client meetings to review installation details.

TOTAL ESTIMATED COST $7,700 – 15,500

III. OWNER RESPONSIBILITIES:
A. Provide existing plans and information regarding project objectives, schedule, constraints, and budget.
B. Provide site survey including topography if requested by Architect
C. Furnish structural, mechanical or chemical tests, tests for hazardous materials, or other tests or inspections required by law or the project.
D. Provide information on selected fixtures and/or appliances.
E. Make decisions expeditiously.

IV. COMPENSATION
for direct expenses and for services rendered by Whole Builders, and professional consultants shall be based on the following:
Direct Expenses At 1.15 x Cost
Architects rate: $100.00/hour
Support staff: $50 – 75.00/hour
Engineer/Consultants At 1.25 x Cost ($75.00 – $150.00 / hour)

The Design services listed are estimated at: $7,700 – 15,500, based on 10% of a $77,000 – 155,000 estimated of construction costs. Actual design cost may vary as costs are billed on an hourly basis. Costs to date will be reviewed after each phase is completed. We require a retainer of $1,000 to commence work on this project. This retainer will be credited towards the final payment.

Reimbursable expenses include: long distance communication; reproduction and mailing; and Owner requested models, renderings or mockups.

Invoices will be presented monthly Payments due WHOLE BUILDERS COOPERATIVE shall be due in full upon receipt of the invoice. A service charge of 1.5% per month (18% per year) will be applied against unpaid bills, from date of invoice.

Alternatives :

LEED / Green Design Strategies $4,000 40 hrs. x $100/hr.
Work with Owner to identify opportunities for LEED points. Site issues, Water efficiency, Energy and Atmosphere – rehab, operations and maintenance, Materials and Resources, Indoor Environmental Quality – ventilation, controls, day-lighting, green cleaning, and Innovation.

Many points may be earned by TCFM adopting policies relative to operations, maintenance and cleaning. Others require documentation of previous energy use, and monitoring of on-going energy use after renovations are made. We can work closely with a TCFM representative to gather the information necessary and develop a system for monitoring energy and operations.

Registering the project with the USGBC is not included at this time.

CONSTRUCTION SERVICES PHASE II Preliminary Estimate $77,000 – 155,000 ***

Depends on scope of work selected
Cost is dependent on extent of demolition at walls and ceiling. Extent of demolition affects amount of trim and finishes to be removed and replaced, and finished. Consider sustainable green materials, finishes and systems in all areas.

New HVAC at Apartment $25,000 – 30,000
New heating and air conditioning system in the FIR apartment and ventilation of roof cavity
Consider energy efficiency, heat recovery ventilator, dehumidification, and air purification.

Reconstruction Meeting and Fellowship $10,000 – 30,000
Reconstruction of any interior finishes.

Reconstruction of Ancillary Spaces $12,000 – 25,000
Reconstruction of interior finishes on any ancillary spaces in the MH including the library, bathrooms and non-critical entry areas.

New/Upgrade HVAC at Basement $25,000 – 50, 000
New heating and air conditioning system and/or updating of furnace or other air quality upgrades to the basement.
Consider energy efficiency, heat recovery ventilator, dehumidification, and air purification.

Earth Re-grading $5,000 – 20,000
Earth re-grading, especially outside Fellowship Room. Depends on extent of landscaping required.

For construction we propose working with you on a cost plus basis, with a 25% markup on materials and subcontractors managed by Whole Builders, and $50 – 75/hr. for labor and project coordination by Whole Builders personnel. If there are areas of work that you decide to take on yourselves, we can provide advice and assistance on a consulting basis during construction. For example you may purchase the carpet directly, and perform the painting yourselves.

Our final proposal would include a permit, contractor overhead and profit, construction coordination – including weekly meetings, dumpsters, temporary toilets, scaffolding, dust protection, demolition and cleanup as required for the scope.

Alternative Items:
1. Install in-floor heating and cooling in basement floor. $30,000 – 50,000

2. Reprogram FIR apartment $5,000 – 25,000
To be a classroom and meeting area. Depends on physical space, mechanical and electrical requirements.

3. Roof Redesign – Gable or Green $100,000 + or –

4. Upgrade floor finishes $10 – 15 per sq. ft.
In fellowship room or elsewhere in basement

5. Upgrade plumbing fixtures $500 – 1,000 per fixture
For water conservation, including toilets, sink faucets and shower.

6. Motion sensors on lights. $150 per switch

*** CONSTRUCTION ESTIMATES

Whole Builders’ remodeling experience allows us to be as accurate as possible regarding our estimates. It is in all of our best interests to provide realistic costs that we can stand behind, we do not low-ball estimates. Currently our industry is experiencing unpredictable material cost fluctuations.

Our estimates for your project are based on our discussion and computer guesstimates. Specific fixtures and finishes were not identified at this time. While these estimates are accurate for the scope of work described, they are for the purpose of discussion and discovery. This preliminary cost estimate is provided so that the scope of the project can be refined and for the details to be discovered.  We may not have accounted for certain aspects of the project during this initial attempt to provide a preliminary cost estimate. We caution, that in our initial estimates, assumptions were made. We anticipate and welcome a mutual re-evaluation of the costs associated with this estimate.

All material, method, and design choices have multiple affects on costs. Any decisions that can be made initially will allow us to better estimate the costs and arrive at a contract for your approval. As we move towards providing construction documents, some choices may still remain undecided and may be included as allowances.

Whole Builders advises all of our clients that existing and evolving unknown conditions are an unavoidable element of the remodeling process and may be associated with: Mechanical system(s) and routing, Electrical system(s) and routing, substrate preparations, Structural framing requirements, Code compliance issues, Etc…

Whole Builders provides constant onsite supervision of the entire project by a Whole Builders’ construction coordinator. The construction coordinator keeps you informed of all the elements of your project, supervises the sub contractors, and maintains the schedule.

As part of our construction contract a cost spreadsheet will be provided that accurately provides the client with all cost information, updated bi-weekly. Costs will be reviewed during project meetings and all discoveries shall be quantified as necessary. Prices are subject to material cost increases beyond our control. No changes in the project will be under-taken without prior written approval of the Owner(s). Decisions and selections will affect the costs associated with the estimated contract sum. Whole Builders reserves the right to correct mathematical and typographical errors.

Our goal is to narrow the focus of this project so we may move forward, define a contract, and arrive at a cost that is as accurate as possible with regards to client choices and concerns.

Unknown conditions may exist and can affect costs. Likely areas of unknown conditions include: soil conditions, demolition, structural framing requirements, existing structural damage, finish preparations, mechanical systems, system(s) routing, and code compliance.

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