What is Owner’s Representation when it comes to Construction Management?
Overview
A construction project entails a long and detailed process in order to arrive at the final product. A construction contract must be legally abiding complete with the names, signatures, and addresses of the people involved. It should clearly show the scope of work including the schedule. In addition to that, the construction has to be executed within the confines of the law as prescribed by the national and local authorities.
With such an ambitious undertaking, it goes without saying that one needs a significant number of employees, contractors, and as far as possible, consultants. Most of the Americans are aware about the construction manager (otherwise known as the general contractor).
However, not many Americans are aware of what owner’s representation mean. This article will guide you on the position of an owner’s representation, the roles, the scope, and the mandate.
What is Owner’s Representation when it comes to Construction Management?
The terminology of an owner’s representative is subject to different interpretations, confusing, and could be miss-understood. The definition of an owner’s representative is fluid across different jurisdictions. Again, many readers are going to have different meanings on who an owner’s rep is.
Whereas there is no consensus so far, professionals have made an effort to give the definition. An owner’s representative is a professional who is hired by the owner in order to protect and advance the interest of the owner. Put differently, an owner’s representative is a person or group of persons, hired by the owner, in order to execute a specific construction project. Such a professional has the trust and confidence that enables him to represent the owner.
An owner’s representative has been likened to a conductor guiding an orchestra. Somebody has to think about how the parts can be coordinated in order to fit the whole, and thereby, realize a highly polished end product. Each party is assigned a role to execute, and there is no duplication of roles.
Most owners assume that this is a position they can assume and execute its roles. Whereas this is possible, it is not going to be done in the best way possible. Again, the owner may have very little knowledge on the construction industry, perhaps relying on the internet and relations in order to make decisions. By all means, one should consider hiring an owner’s representative.
Roles and Responsibilities of an Owner’s Representative
The modern owner’s rep is offering more services on behalf of the owner, and this comes with more risks and liabilities. However, at the minimum, the owner’s rep should carry the following functions:
-Provision of consultation as well as advice as pertains to the scope, value, cost estimating, and respecting the design and the construction
-Selection and negotiation of the contract
-Preparation of the desired schedules
-Maintenance of the control standards
-Project evaluation .
Benefits of an Owner’s Representative
There are various benefits of hiring an owner’s representative. To start with, an owner’s representative is involved in overseeing the operations as described by the owner. This starts from the planning of the project and ends at the stage of occupancy. In addition to that, the owner’s representative plays a critical role in the coordination of the entire team. It could be said that he or she applies an oversight role as opposed to a management role. He is responsible for identifying the complex or little details that could compromise the quality of the project.
The owner’s representative plays a critical role in controlling a cost over-run of the project. Research shows that its only a meager 31 % of the American construction project that come close to the planned budget in the first place, and only a meager 10 % come close to the original deadline that was intended in the first place.
There are various ways of cutting down on the cost of a construction project, and the owner’s rep can help you in that. As a matter of fact, the cost of construction can be reduced, and at the same time, retaining the quality. One way through which one can reduce the construction of the project is through reducing wastage.
In such a scenario then, an owner’s representative comes in handy in controlling the amount of resources consumed and the time taken. However, in some cases, one cannot do much. For example, if a neighborhood experiences flooding, fast-paced construction is going to compromise on the safety of the project. Similarly, construction projects could be interrupted be high-intense political activities, rallies and riots for instance.
What the owner’s representative does is to be innovative and creative on the issues that he has some control of. However, the owner’s rep should not, solely, determine the direction of the project. When working as a team, collaboration is a matter of paramount importance.
During the process of construction, changes are bound to happen, and the project may be steered away from the course. An owner’s representative liaises with the owner of the project in order to approve such changes, and make the necessary modification. In some cases, the representative will have to justify why change is needed. For example, there may be a need to go green in order to contribute to the management of climate change and sustainability. That is an esteemed endeavor, and that can justify changes right in the middle of the project. Similarly, the government may give certain recommendations, and one should not defy the government.
A study that was carried out at the University of Wisconsin noted the important role of the owner’s representative in influencing the overall quality of the project. Because the owner may not have sufficient time to attend to the project, then the owner may delegate such a duty, and hence, the need for an owner’s representative.
The need for representatives is a response to the modern projects which are complex, technical, and multi-faceted. In addition to that, a modern construction project can come with a lot of risk. It is assumed that the professional will have an input in ensuring that the project becomes a success. In addition to that, it helps in bringing in a team which can help in solving complex problems should there be a crisis. For example, the injury of an employee, during the construction project, could slow down the pace of the project. Having a team is important for the project.
The owner should assist the owner’s representative in their work and provide the necessary resources. This is because the owner’s representative can face a lot of challenges at the workplace. It is therefore critical that sufficient time is assigned to the owner’s rep so that he can manage the various challenges facing them.
This article assumes that the owner is under-taking a construction project for private purposes, and it is discussed as such. However, when you are dealing with a construction project geared towards public use, the use of owner’s rep could be a matter of the law. This usually depends on the cost of the project. Again, the government seriously evaluates the safety of construction projects meant for public use. This is because, unlike a home or a small business, such projects are big in size, and upon the completion of the project, they are going to attract a lot of traffic.
General Contractor vs Owner’s Representative: The Difference
The construction manager is concerned with the managerial and logistics component of the project. He is the person responsible for the construction project. He oversees portions of the entire building project. The owner’s rep is, generally, an independent contractor, and oversees the overall project. The owner’s rep is the conduit between the contractor and the owner and facilitates the communication thereon.
There is a difference in the time each professional takes on site. On one hand, general contractor is a highly active professional in the construction project, and he is on site often. As a matter of fact, every day, they ought to be a team on site. On the other hand, an owner’s representative takes a limited role in the project, and may only visit the project only once in a while.
The general contractor is more concerned about the tasks in any given day and not the challenges that are likely to arise in the course of the project. He assumes the fiduciary responsibility of the construction project. Simply put, the general contractor is more visible and takes a more pronounced role in the construction project while the owner’s rep works does not take a prominent construction mandate.
Factor’s to Consider When Hiring an Owner’s Representative
There are several factors that you should consider when choosing an owner’s representative. You should definitely consider the education and the skills of the professional. The professional should have some exposure in the construction industry. Otherwise, he is going to be inadequate in protecting your interest. The best place to source an owner’s representative is contacting the industry expert who is well versed with the field. In addition to that, building associations and boards can help you identify one based on their contacts and past interactions.
It is always good to request for a general interview and take note of critical points and information. For example, during the interview, you can note if the professional is contradicting himself on important matters. At this stage, you can ask about the licensing and the certification, as well as references. It is always important to request for the quote beforehand and check if there is a possibility of hidden fees.
An owner’s representative should possess a set of skills that will enable him to execute his duties in a professional way. These include solid communication skills, team building capabilities, expertise in the specific building, and responsiveness. In addition to that, one should be courteous when communicating with others.
There are two main types of owner’s representative: pro-active and re-active. A pro-active professional is able to anticipate possible challenges and employ the right intervention. A re-active professional acts after the challenge. It is better to choose a pro-active owner’s representative because he is going to save you resources and time.
The timing of hiring matters a lot. Now that this is a position of an owner’s representative, be sure to hire the professional early enough, at the beginning of the project. Through this strategy, you are going to gain insight at the early stages of the project. They are professionals in the field, they are experienced, and therefore, they can predict a problem early. This will help you employ the right intervention early enough.
Approximate Cost
Some owners may find that hiring an owner’s representative is a luxury, and may shy away from hiring one. If you decide to hire one, be sure that you can afford the charges. There are three main ways of paying an owner’s representative:
-Payment in a lump sum
-Hourly rate
-Percentage of the total cost of the project
Whichever option you take, avoid the hourly rate. This is because, in such a compensation plan, work is either going to be rushed or skipped all together. The owner should lay a stronger focus on quality and not time. Again, monitoring an hourly compensation plan is going to stress you in the long run. You are more at peace with a different compensation plan that is less stressful and more work-friendly.
Hiring an owner’s representative comes with a cost. That notwithstanding, the benefits surpass the cost of the project. By hiring an owner’s rep, you are going to delegate your duties to the professional, and by the end of it all, you are going to realize that it is worth it.
Conclusion
A construction project is a steep learning curve, and you should ensure that everything will falls in place. Hiring an owner’s representation company comes with a set of benefits which you can exploit for the sake of your project. Whereas hiring an owner’s representative is not a well-known practice, it is worth it and will lead to optimal outcomes. In fact, they could turn around the fortunes of the project for the better.
How to Tell if the Exterior of your Home Needs to be Painted?
Assuming that you have been living in that house for quite some time and you are kind of planning to apply Exterior Painting. The question you should be asking is when is the right time to paint or not. But if you aren’t knowledgeable, how then will you know that it’s time for painting? Well, several signs can indicate the need to repaint your home. Unfortunately, many homeowners don’t pay attention to these signs and they end up encountering further damages which may cause them a lot of money during the repair.
However, you are the lucky one now that you have decided to take measures in advance. So, we shall look at how to tell if the exterior of your home needs to be painted, how to hire an Exterior Painting agency and the basics about Exterior Painting.
Signs that your exterior home needs painting
However, much you may have spent on your exterior painting, you discover that with time, the color may fade away. Moreover, you’ll notice other changes on your house exterior and they could be a sign that you should be getting ready to paint the home. Briefly, heavier mildew buildup, peeling paint, fading colors, chalking paint, splitting calk, and rotten wood could indicate a need to apply exterior painting.
Discolored or fading paint
Have a look at the side of your wall that faces the south side, what do you see? Over time of research, we have discovered that paints on walls facing the south side often fade away with time due to the effect of the sun. Moreover, the shady areas may also begin fading away simply because your vapor barrier isn’t responsive anymore. Furthermore, there may be a water leak somewhere that needs to be attended to.
However, if you don’t know what’s exactly causing the fading or decolorization of the wall, you may need to consult an Exterior Painting contractor. They can help you to identify the major cause of the problems. But if the cause is linked to the UV rays, then repainting the wall can save you from spending extra repair costs. But this time around, ensure you choose exterior grade paint capable of withstanding UV effects.
Exposed bare wood
If you have house made of wood, then you’ll discover that over time, the wood may get exposed. Before you start questioning what could have happened to the paint you applied well, you should be happy that the paint protects your wood for this long. The good thing about exterior paints is ideal for protecting the material used to the hose and also makes the house have an amazing look.
Often, the paint will act as the first defense against all external factors, so when you see your wood getting exposed, then you’ll need to paint it as soon as possible to avoid incurring further maintenance and repair costs.
Peeling paint
Probably this one of the major signs that many of us know but some still ignore it while waiting for other signs. The moment you start noticing flaking, cracking, peeling, or chipping paint, then you should know that your paint can’t hold it anymore. Often, the presence of moisture under your paint can be the major cause of peeling paint and as time goes by and the paint becomes looser, mildew and molds will develop under the paint.
If not attended to in time, then there is a high chance that the wood in that area will begin to rot which can cause further structural damage. Instead of dealing with structural maintenance, why don’t you begin by removing the peeling paints and then repaint your exterior house? At least it will make the home look new again.
Chalky residue
By running your hand over the paint, you may notice chalky residue on your hand. If you don’t, then your walls are in good condition and there is no need for repainting. However, if you notice chalk like a residue, then don’t want to wait any longer because it’s the right time to paint your home again as the paint is deteriorating. Delaying the process may cause the paint to lose its color and that amazing look on your wall. Therefore, we suggest that you don’t be sorry later because this is the right time to make things right.
Outdated colors
We don’t know the last time you painted your house but sometimes you’ll realize that it’s only your paint color that looks outdated in the neighborhood. Well, we know you are not appointing your house to please others but at least you need to be up to date. There are paints that were used in the 1980s, surely, with the increased technology, we don’t expect people to have walls with such paints.
The major reason why you need to paint your home exterior walls when they have outdated color is to make them look new and increase the home value. Buyers can be interested in your house and you can sell it at an amazing price. Look around, talk to exterior painting agencies, you’ll get the most current paints that will be ideal for your home.
Personal preference
Unfortunately, some of us have to wait for the exterior painting to wear out before they can repaint them, well, here is a challenge for such people. You may have a preference, perhaps you need a change in your exterior decoration. This is the time when you can think of painting your house with the paint color of your choice.
Generally, you’ll discover that several paint colors in the market can match your exterior decoration desire. So, take your time, think critically, and choose one that will not only amaze you but also your family.
Presence of Gaps or shrinks
The boards on your home may begin shrinking or at times you may notice gaps between the boards. However, this could be caused by dry rot that resulted from the moisture accumulated on the exterior wall surface. The truth is that your eye isn’t wrong; it’s alerting you that you need to prepare for the repainting task.
It’s long since the last painting job
You don’t have to wait for signs to repaint your home because you may have to incur extra costs. If the house was constructed or painted five years ago, then you need to take some measures. During construction, painters often spray a single coat of paint, so, you can call a professional painter to paint the work after 5 years or you can do it yourself if you have got experience.
If you don’t repaint your house, what will happen?
Mildew and Mold Growth
Failing to repaint your exterior house can result in extended growth of mold and mildew. It’s also important to understand that mold is a living organism and failing to kill it will give it a chance to keep growing and destroying your house. If they grow under your cracked paint, they will expand over time. In such cases, a regular garden horse may not remove the mold and mildew you’ll need a sprayer having a power washer plus a mixture of chemicals.
Home damage
If your house is made of wood and you fail to paint it when necessary, then they will be exposed to and certainly, start to rot. Therefore, the integrity of your house will be compromised. Failing to take immediate action can cause the wood to continue rotting which will force you to carry out a bigger repair, you know what that will cost you, time, resources, and energy. So, it would be better if you take action when you begin noticing signs that your exterior house needs repainting.
How often should you repaint the exterior of your house?
In most areas we have been dealing with, you discover that homeowners leave their house for more than ten years before they think of repainting them. In the long run, it has caused them some extra repair and maintenance costs. Therefore, it’s ideal to know the exact period that the paint can stay while still maintaining that beautiful look of your exterior wall facing the entrance.
If you used regular or low-quality paints, then you should take approximately 5 years before you can repaint it. However, if you invested in high-end paints, then it can stay 8 or more years before you can repaint it. Generally, it may be troublesome to find an exterior painting that can last up to 10 years but if the wall doesn’t receive much sun or water, then it can also stay for quiet sometimes.
When should you paint the exterior of your house?
As much as you are interested in knowing the signs that your house requires painting, it’s also ideal to know when it needs to be painted. Because you are uninformed, the painting contractor can do shoddy work so it’s ideal to have information to ensure your paint lasts longer.
Moisture: One rule of successful painting is to ensure you don’t apply paint on an area that’s being rained on. However, when it’s rainy but the wall surface is dry, then you want to have any problem. When you apply the paint on a wall with a 50% Relative humidity level, then the paint may take too long to dry.
Temperature: before you begin painting your house, you should know that temperature affects the curing process. When the surface gets direct sun, then the surface may end up with unappealing waves and ripples making your house look awkward. Moreover, when the surface temperature is below 34-37 degrees F, probably, the paint will not dry.
Time and season: the best time to apply exterior painting is late morning when the dew has evaporated and mid-afternoon to allow the paint to dry effectively. Summer could be the best season to paint the exterior of your house. Moreover, early Fall and late spring could also be ideal as there is minimal temperature spike
How to hire an exterior painting contractor
If you do not like DIY painting or if you lack painting experience, then it’s ideal to hire a painting expert to help you. The major challenge is that getting the best painting contractor has never been easy bearing in mind that there are a lot of them around you and in the city. So, without proper guidance, you may pay inexperienced painters that may do unpleasant work or damage your materials. So, below are a few tips to help you find the best painting contractor.
Request painting estimate
As much as you need your house to look great again, you don’t have to spend all the money in your bank account. What we mean is that you should choose the best painter who can do an amazing job at affordable costs. When you have a lot of options to make, then you can go ahead and request a painting estimate which includes labor, paint, material, and project timeframe.
By paying upfront, you’ll be safe as no issues will arise later. You should also find out if the pressure washing and caulking cost is included in the budget estimate. By so doing, you can know the exact amount required and choose a painting contractor that falls under your budget.
Check the painter’s credentials
We believe you don’t want to risk anything and in case of damages caused by the painter; you’ll not be ready for covering that cost. So, how do you stay safe? Well, the first task is to check if they have a valid license and permit following your state requirements. For example if you live in Woodland, CA you would do a google search for Exterior Painting Woodland CA and look for the highest reviewed painting contractor. Moreover, the painter must also have valid insurance that can be handy when he/she gets injured while doing your job. Also, in the situation of property damage ding painting, their insurance should cover for the cost. By so doing, you could save a lot of unexpected damage costs.
Understand what is required of you
Yes, you need a professional painter, are you willing to cooperate? Without proper communication and cooperation, even professionals may not deliver the best. Therefore, it’s ideal to find out what they require if you as far as preparation is concerned. If you have to move some of your furniture or prone some trees that may hinder his work, then you should be willing to cooperate. By knowing the amount of work required for you, you can choose a painter that will let you do less work but still perform beyond exemption.
What is the payment plan?
When you award a painter a contract, they will need upfront payment, say 10-50%, or even more, can you make it up to them? Moreover, some painters may expect you to pay the whole cost before they begin work. Generally, that can be a big mistake. So, narrow down a painter with low upfront payments and only pay the rest when the work is completely done.