General Contracting & Construction Management

The Construction Manager shall provide overall project control and management of all construction-related activities, including oversight of Trade Contractors, Subcontractors, suppliers, vendors, and material providers under direct contract. All work shall be coordinated in collaboration with the Owner and Project Team to ensure successful delivery in alignment with the construction schedule, approved budget, quality standards, contract documents, and all applicable laws and regulations.

Key responsibilities include:

• Obtain and maintain all required insurance documentation from Trade Contractors in accordance with lease agreements and project requirements, providing originals to the Owner and retaining copies for project records
• Supervise and coordinate the performance of all Trade Contractors and Subcontractors
• Ensure seamless coordination among trades so that no portion of the work remains incomplete due to scope disputes or trade responsibility conflicts
• Reject non-conforming work and require corrective action or replacement to ensure compliance with contract documents and project standards
• Provide, either directly or through Trade Contracts, all labor, materials, equipment, tools, temporary utilities, services, and subcontracted work necessary for complete project execution
• Maintain a qualified full-time on-site staff to provide supervision, direction, administration, and coordination of all construction activities
• Establish an Owner-approved on-site organizational structure with clear lines of authority

The Construction Manager shall also be responsible for maintaining communication, coordination, and progress tracking throughout the project lifecycle to ensure alignment with all project objectives.

• Develop and implement coordination procedures among the Owner, Project Team, and Construction Manager
• Schedule and conduct regular weekly meetings and distribute written meeting minutes within five (5) days
• Continuously monitor construction schedules and project progress, taking proactive measures to maintain milestone and completion dates
• Identify and provide written notification of any potential schedule variances or delays, along with recommendations for corrective action
• Review incomplete or pending work activities and recommend schedule adjustments to achieve Substantial and Final Completion milestones
• Monitor Trade Contractor staffing, equipment, materials, and supply availability
• Implement corrective actions when Trade Contractors fail to meet contractual obligations or performance standards

The Construction Manager shall establish and maintain a comprehensive cost control system throughout all phases of construction to ensure financial transparency and adherence to the approved Construction Budget.

Responsibilities include:

• Prepare updated construction cost estimates, incorporating all approved changes and documented Change Orders
• Procure project materials directly, when practical, to achieve cost savings and maximize value to the Owner
• Maintain accurate and detailed project cost accounting records and financial documentation
• Identify and track variances between actual costs, bid award values, and the approved Construction Budget

The Construction Manager shall keep the Owner informed of any financial impacts to the project.

• Provide written notification of anticipated cost impacts or budget variances
• Identify changes to bid packages that may affect the Construction Budget
• Report adjustments to General Conditions line items
• Notify the Owner of field changes impacting project costs
• Communicate any additional conditions that could affect the overall Construction Budget

The Construction Manager shall implement and maintain a structured Change Order management system throughout the project lifecycle to ensure all changes are properly reviewed, documented, and aligned with the Owner’s best interests.

Key responsibilities include:

• Recommend necessary or beneficial project changes to the Owner
• Review all change requests and provide written evaluations and recommendations
• Negotiate all Change Orders with Trade Contractors and submit finalized recommendations for Owner approval
• Maintain a detailed Change Order log and include status updates in regular project reporting

The Construction Manager shall also manage and resolve project-related claims in a timely and effective manner.

• Review and evaluate all claims submitted by Trade Contractors
• Propose resolutions and corrective actions to the Owner and Project Manager for approval

The Construction Manager shall establish and maintain a formal procedure for the inspection, review, processing, and payment of all progress and final payment applications to ensure accuracy, compliance, and a lien-free Project.

Responsibilities include:

• Ensure all payments are supported by required documentation, including executed waivers of lien
• Review, verify, and certify amounts due to each Trade Contractor based on verified progress and contract compliance
• Certify that completed Work has been performed in a good and workmanlike manner and aligns with submitted payment applications
• Confirm that all payment requests are substantiated by appropriate documentation, including requisitions from Trade Contractors and material suppliers

The Construction Manager shall act as the certifying authority for payment and ensure timely disbursement of funds.

• Provide payment certification to the Owner confirming verified work progress and entitlement to payment
• Promptly disburse funds to Trade Contractors upon receipt of payment from the Owner in accordance with contractual requirements

The Construction Manager shall assist the Expeditor in obtaining all necessary permits, licenses, filings, and governmental approvals required for the Project in a timely manner so as not to adversely affect the Construction Schedule. To the extent that any such permits, licenses, filings, or governmental approvals must be obtained directly by a Trade Contractor or Subcontractor, the Construction Manager shall cause the applicable Trade Contractor or Subcontractor, as the case may be, to obtain them in a timely manner.

Costs and/or fees associated with such permits, licenses, filings, and governmental approvals are not included in the Construction Manager’s general conditions or overhead/fee.

The Construction Manager shall be responsible for, and shall provide, the following services:

• Assist and ensure that the Expeditor obtains, or cause the applicable Trade Contractor or Subcontractor to obtain, all necessary permits and inspections required for the Work.
• Assist and ensure that the Expeditor, Trade Contractors, and Subcontractors obtain all approvals from authorities having jurisdiction over the Project or the Work.
• Ensure that originals of all permits, licenses, filings, and governmental approvals are delivered to the Owner or posted at the Project Site, as appropriate.

Guarantee that the Construction Manager’s work and the work of all Trade Contractors (including all labor and materials) are free from defects and deficiencies and comply in all respects with the Contract Documents and all applicable federal, state, and local laws and regulations; provided, however, that the Construction Manager does not assume the responsibilities of any Design Team consultants. The Construction Manager shall also cooperate with the Project Team to facilitate adequate inspections.

The Construction Manager shall be responsible for maintaining good order and cleanliness at the Project site at all times and shall ensure compliance with all applicable federal, state, and local laws, as well as all requirements of the Occupational Safety and Health Administration (OSHA) and any other applicable safety and health authorities.

In consultation with Owner and the Project Team, the Construction Manager shall evaluate site conditions and develop an interior site/logistics plan (“Site Plan”), meeting the following requirements.

• Survey the site and perform analysis necessary to identify existing conditions that may affect the physical construction aspects, mobilization of labor, and storage and movement of materials.
• Work with the Project Team and the Landlord (including Landlord’s Employees, contractors and consultants) in producing a Site Plan, if required, indicating locations of site access, hoists, equipment storage areas, Construction Manager office/trailer locations, parking areas, pedestrian/Owner’s employee protection and means of mobilization of labor and materials at the Project including the schedule for installation and removal. Any special permits required for the above shall be obtained by the Construction Manager.

The Construction Manager shall establish, implement, monitor, and supervise a detailed shop drawing submittal and approval process. The Construction Manager shall also prepare and maintain a detailed schedule identifying all critical dates for the submission of shop drawings by Trade Contractors, as well as the corresponding review and response dates by the Design Team.

The Construction Manager shall refer all questions regarding the interpretation of the Contract Documents to the Project Manager and the appropriate members of the Project Team, and shall act in accordance with the Owner’s directions. The Construction Manager shall take all necessary steps to resolve any disputes that may arise and shall cooperate with the Project Team in obtaining acceptance of such interpretations. Questions relating to the division of responsibilities among Trade Contractors with respect to the Work included in the bid packages shall be determined and implemented by the Construction Manager.

The Construction Manager shall be responsible for recording and maintaining accurate records of the progress of the Work and all Project construction activities. Such records shall be maintained using a computer-based system, such as Microsoft Word or Excel, or other mutually agreed format.

The Construction Manager shall:

• Submit regular written progress reports to the Project Manager at least weekly, including information regarding Trade Contractors’ work and percentage of completion.
• Maintain a daily log documenting weather conditions, Work performed at the Project Site, workforce levels, issues encountered, and other relevant data. Such log shall be made available to the Owner and Project Team members upon request, and in any event on a monthly basis or more frequently as requested.
• Maintain a delivery log of all materials and equipment, which shall be made available to the Owner and Project Team members upon request.
• Maintain a communications log of all material communications between the Construction Manager and the Landlord, the Landlord’s employees, contractors, consultants, vendors, and suppliers relating to the Project and the Work.
• Maintain a log of scheduling, allocation, and use of site utilities and equipment, including but not limited to construction hoists, tower cranes, and elevators, as applicable.

The Construction Manager shall maintain, at the Project Site and on a current basis, complete Project Records in accordance with the following requirements:

• Maintain records of all Trade Contracts, Drawings, Specifications, Addenda, Change Orders, and other Modifications, as well as Shop
• Drawings, Submittals, Product Data, Samples, purchase orders, materials, equipment, applicable handbooks, and all maintenance and operating manuals and instructions, including all revisions thereto.
• Obtain information from Trade Contractors and maintain current record Drawings, Specifications, and operating manuals reflecting as-built conditions.
• Compile and maintain a list of all Heating, Ventilating, and Air Conditioning (HVAC) units, as well as all other installed equipment, including brand names and model numbers.
• Make all Project Records available to the Owner and Project Team members immediately upon request and, upon completion of the Project, deliver all such records to the Owner.
• Obtain from each Trade Contractor, review for compliance as to form and substance, and deliver to the Project Manager, prior to commencement of each Trade Contractor’s Work, all certificates of insurance required under the applicable Trade Contract

The Construction Manager shall provide coordination of start-up activities in accordance with the following requirements:

• Arrange for the delivery, storage, and security of Owner-purchased materials, systems, and equipment that are part of the Project until such items are incorporated into the Work.
• Coordinate with the appropriate manufacturers to direct the commissioning and checkout of Project utilities, mechanical, and electrical systems and equipment, and ensure they are prepared for start-up and operational testing by the Trade Contractors.
• Participate in and supervise the testing of completed Work in accordance with manufacturers’ specifications, recommendations, and warranty requirements.
• Coordinate with the Landlord and the Landlord’s employees, contractors, and consultants, and report on the commissioning and start-up of building systems and equipment serving the Premises.
  Notify the appropriate members of the Project Team of all commissioning, start-up, and testing procedures in advance.

The Owner shall have the right to occupy or use any completed or partially completed portion of the Premises at any stage, provided such occupancy or use is not prohibited by any governmental authorities having jurisdiction over the Work. Such partial occupancy or use may commence whether or not the Work has achieved Substantial Completion, provided that the Owner and Construction Manager have agreed in writing upon the allocation of responsibilities between them, including, as applicable, payments, retainage (if any), security, maintenance, heat, utilities, damage to the Work, and insurance. The parties shall also agree in writing regarding the time periods for correction of the Work and the commencement of warranty obligations. The Owner and Construction Manager further agree to cooperate reasonably to coordinate access requirements in connection with any partial occupancy prior to Substantial Completion.

Such partial occupancy or use shall not result in any change to the Cost of the Work, the General Conditions Cost, or the Construction Schedule unless the Construction Manager has notified the Owner in advance that, in its reasonable opinion, such occupancy will affect such costs, schedule, or the quality of the Work. Nor shall such occupancy be deemed to constitute acceptance of the Work or limit any rights or claims the Owner may have against the Construction Manager.

In the event of a dispute regarding whether such occupancy will affect the Cost of the Work, the General Conditions Cost, the Construction Schedule, or the quality of the Work, the Owner shall retain the option to proceed with occupancy of all or any portion of the Premises.

Prior to any partial occupancy or use, the Owner, Construction Manager, and Design Team shall jointly inspect the affected area to determine and document its condition.

The Construction Manager shall recommend to the Owner those portions of the Work to be considered for Substantial Completion and shall prepare, in writing, for the Project Team a list of defective, incomplete, or otherwise unsatisfactory Work items, together with a schedule for their correction and completion.

The Construction Manager shall arrange for inspections of the Work by the Project Manager, Owner, and Design Team and shall coordinate with them in the preparation of punch list items required to achieve Final Completion.

The Construction Manager shall also coordinate and supervise the correction and completion of all punch list items in a timely manner.

The Construction Manager shall recommend Final Completion of the Work and provide written notice to the Owner and Project Team that the Work is ready for final inspection.

In addition, the Construction Manager shall provide the following services:

• Recommend to the Owner the guarantees, affidavits, releases, waivers, manuals, and as-built and record drawings to be required for the Project. All such materials shall expressly inure to the benefit of the Owner and its successors and assigns.
• Obtain and transmit to the appropriate members of the Project Team all required guarantees, affidavits, releases, and waivers from Trade Contractors and other applicable parties.
• Obtain “as-built” drawings from the appropriate Trade Contractors and deliver the same to the Owner.
• Deliver to the Owner all keys, manuals, record drawings, and all operational, maintenance, and warranty documentation.
• Until Final Completion is confirmed by the Project Manager, continue to make available, as needed, personnel thoroughly familiar with the
• Project to ensure the satisfactory completion of all remaining and previously identified incomplete items following Substantial Completion.

The Construction Manager shall take such actions as may be reasonably necessary in the event of an emergency to protect life and property and shall notify the Owner and Project Manager of any such actions as soon as practicable thereafter.

The Construction Manager shall arrange for, or when required ensure that the Trade Contractors arrange for, and shall obtain and furnish to the Owner, the Project Manager, and all applicable insurance providers, all structural, mechanical, and other laboratory tests, inspections, and reports required by the Contract Documents or applicable laws.

The Construction Manager shall coordinate and assist in the installation of Owner-furnished furniture, fixtures, and equipment prior to Substantial Completion of the Work. The Project Manager and Owner shall provide timely information regarding such furniture, fixtures, and equipment to avoid any impact on the Construction Schedule.