As I was watching the Florida State/Auburn NCAA football
title game Monday night I reflected upon the Bowl Championship Series (BCS)
system of ranking the teams. This system
uses a combination of polls and computer simulations to determine team rankings
and post-season matchups. Many people
have been highly critical of the system over the years and next year it will be
replaced by a college football playoff.
This made me think about how the construction industry is in
need of a better way to determine who gets to play in the marquee games. When I say “marquee games,” I am referring to
projects that demand highly unique products and skills, or are significant in
size. They are the types of projects
that only a select group of architects, general contractors, subcontractors,
and manufacturers have the experience and resources to effectively manage. So here are my thoughts on how the industry
can better determine who plays in the championship game.
There are several conditions that may dictate that a project
requires a methodical selection process for the construction team. Here is a list of a few that come to mind:
- The project is of monumental scope requiring the personnel, facilities, background, and financial resources to meet the demands
- A complicated technology is involved in some aspect of the project such as a new curtainwall system, rainscreen design, mechanical system, or unique structural conditions
- A specific skill set or craftsmanship required to perform the work such as finishing, masonry, or window restoration on preservation projects
- A challenging construction schedule that has no room for mistakes
- A very demanding owner that is overly involved in all aspects of the project
When a project contains one or more of the above conditions,
it is important to establish a set of guidelines to prequalify who is going to
have an opportunity to bid the job. If
no such restrictions exist, the team could be inviting a weak link to manage a
critical function. Instead of creating a
computer simulation model to mimic the BCS to screen participants, I recommend
that the construction team spend time drafting prequalification criteria for
all those disciplines that are vital to the success of the project. These criteria should consider the following
elements:
- Past Projects
One of the best determinations of
future success is past performance. A
good prequalification form will have a list of past projects of the same scope
of work and size of project. The
submissions should have a list of contacts so it can be verified that both the
scope and magnitude of the work qualify the company. For example, performing a window replacement
scope on a historic project does not qualify a company for window restoration
just as painting the exterior of a landmark building does not qualify a company
to perform detailed fresco work. The
construction team must spend time to verify the validity of the submissions of
past project experience.
- Company Information
Basic background data on a company
can be illuminating in evaluating a
company’s resources to manage a particular project. The following items should be captured in the
prequalification:
·
Number of employees by classification
·
Number of locations and size of locations
·
Legal name, date of incorporation, state of
incorporation
·
Legal structure (corporation, S corp, LLC,
partnership, sole proprietor)
·
Names, addresses and phone numbers of officers
·
Supplier references
·
Customer references
·
Number of contracts by contract size
·
Lawsuits and judgments against the company in
the past five years
·
List of projects that company failed to complete
·
Website
·
SBA, WBE, DBE, MBE, Hubzone certifications
·
Certificate of Insurance from the insurance
agent outlining coverage limits
- Financial Information
The financial background of a
company has become increasingly more important in the past decade given the
economic challenges confronting the construction industry. You don’t want a qualified player declaring
bankruptcy in the middle of your project.
The following information can be helpful in securing information on the
financial stability of a participant:
·
Income statement and balance sheet (preferably
audited or reviewed)
·
Five year history of sales
·
Banking information including loans, lines of
credit, and banking contacts to verify the information
·
Letter from the bonding company declaring
overall and project-specific capacity, and the bonding agent contact
information
·
Dun and Bradstreet number
- Safety
The safety background of
contractors and subcontractors is fundamental information for these players. A well run project shouldn’t have to suffer
the burden of lapses in safety. The
following information should be evaluated:
·
Workers Comp Experience Modification Rate (EMR)
for the past three years. Have these
numbers submitted from the insurance agent to assure validity.
·
OSHA citations in the past five years
·
Copy of the company’s safety plan
·
Name and contact information of the Safety
Officer
- Project Backlog
A listing of the current projects
with contract value, percent complete, and reference contacts can be very
useful information in establishing the current condition of the company. If the amount of current business is sparse,
this information combined with the financial data can be a warning flag. Conversely, an excessive backlog compared to
the capacity of the business can indicate problematic conditions for this
company in the near future. It is
important to invite balanced companies to the table.
- Site Visit
I highly recommend visiting the
company facilities as part of the selection process. In this age of social media and electronic
marketing, it is much easier to convey an image that doesn’t reflect the true
nature of the business. I have seen many
a mom and pop organization look like the next IBM through their website. There is no room for smoke and mirrors on a
well managed project. A site visit can
do a great deal to validate all of the information provided above.
If the criteria outlined above are
utilized in a formal prequalification process the construction team is much
more likely to thrive. I have found in
the past that it doesn’t take many bad apples to spoil a good project. Hopefully your prequalification efforts will
be as successful as the BCS was this year and you have a result a thrilling as
Florida State’s narrow victory over Auburn on Monday.