Category: News

---

Vinovate Custom Wine Services

Vinovate’s new 24,000 SF facility features a gravity fed fermentation room that is 8-feet below the crush pad level along with a refrigerated fruit chilling room, three temperature-controlled barrel rooms, a bottling line room, and a two-story laboratory and office space build-out. Vinovate is a unique winery that operates differently from traditional wineries. Instead of producing wines for direct sale to customers, Vinovate is a custom crush facility that produces wines for smaller winemakers, who in turn distribute these products to their clients.. Once production begins, the winery will be capable of producing 40,000 cases of wine annually.

Specific to the construction, this rural site required all new well water storage and treatment systems, process wastewater treatment facilities, sanitary drain fields, and coordinating a new 480v 3-phase power supply with the local utility companies. Our team coordinated all of the tank and catwalk layouts along with the glycol chiller and associated piping, as well.

Breakside Brewery – Beaverton

The new Breakside Brewery location marked Perlo’s first taproom and partnership with a brewery. Breakside Brewery‘s new location in Central Beaverton started as a small parcel of land for a food cart pod, but soon expanded to include the former furniture store next door. As with many adaptive reuse projects, the nearly 50-year-old building came with several surprises, not the least of which included splintering window frames occurring during paint prep. Luckily, our crew was able to self-perform the reframing of the windows without losing any of the original glass.

The newly renovated space boasts an interior bar with seating, a lounge area, restrooms, an event space, multiple fireplaces, and outdoor seating surrounded by landscape planters. The taproom has direct access to the food cart pod and seating area. Future plans include installing a converted shipping container that will serve as a kitchen and outdoor bar space adjacent to the building.

Englund Marine – Eureka

This new 15,700 SF stand-alone retail facility on California’s Northern Coast features a standing seam metal roof with a unique concrete panel structure for repeat client Englund Marine & Industrial Supply. The building includes warehouse, retail, and office space along with a loading dock with overhead doors. Three bioretention facilities were added to handle stormwater prior to connection to the city storm system

.

As the 6^th facility that Perlo has completed for Englund Marine, , our teams were able to offer continual improvements by reviewing the previous projects to ensure the new store aligned with the other locations. As a coastal facility, particular attention is paid to the specific environmental concerns that these geographic locations require. Proper waterproofing, weatherproofing and drainage are just a small part of the quality control processes involved in this type of work.

Final Thoughts

Retail spaces are never just one thing. They often have to function as a manufacturing floor, an office, a dining room, a warehouse, and an event space. Being able to seamlessly tie these all together is essential to creating a comfortable and efficient environment for clients, employees and guests. Our project teams prioritize communication and creative problem-solving when building food, beverage, and retail locations to find this balance.

If you’re considering a new facility of this nature, contact our teams today. We’re ready to build for you!

---

Tomorrow Theater

Covering nearly 9,000 SF, this unique revitalization project for the Portland Art Museum was completed by our Special Projects Group. Originally built in 1925 as a vaudeville space, the theater’s history includes hosting art house films, Spanish-language films, and most recently, was known as the Oregon Theater. Renovating the space included unique and artfully selected features such as blue marble countertops, a mirrored feature wall, and new custom seating. An important aspect of the project was paying homage to its past by displaying the original Oregon Theater sign.

This new space will now serve a variety of purposes including immersive theater experiences, Portland Art Museum programming, and a community event space. Working in a nearly 100-year-old building has its challenges. The owners requested the original wall tiles be saved and incorporated into the new design; however, during construction we discovered they were hollow terracotta which prohibited any mounting fixtures from being applied. This required our teams to hang everything in the theater itself from the ceiling; a task which necessitated specialty engineering. Now open, the theater has already been host to several events and will continue to be a staple to the community for many years to come.   

Brookwood Sports Complex

An interior and exterior renovation of a former manufacturing facility brings a new outlet for volleyball enthusiasts in Hillsboro. This project created a private volleyball club with seven courts, an athletic training area, private offices and team meeting areas, and all new restrooms. This change of use renovation triggered upgrades related to seismic, ADA access, energy code compliance, as well as landscaping.

The court area features fully furred perimeter walls with impact padding below 6-feet and Cardinal Complete acoustical panels above, all new high-bay LED lighting, and sport court flooring. Again, completed by our Special Projects Team, this work highlighted our ability to engage in preconstruction, to adapt to onsite conditions that required changes and persist in delivering a great community space.

Evergreen Aviation Conference Center

Breathing new life into the Evergreen Aviation campus, this project was a renovation of the existing office and storage space located in their IMAX Theater building. Among the updates were new meeting rooms, restrooms, finishes, and an upgraded HVAC system.

A major component of this project was installing a new exit stairway accessible from each floor of the building, which required cutting through two floors and tying into the existing steel structure as well as extending the exterior loading dock. As the Evergreen Aviation campus continues to expand, we were proud to be a part of this newest adaptation to bring community together.

Final Thoughts

When you welcome customers and employees to your space, it’s important to make them feel comfortable so that they can enjoy the experience and participate with ease. At Perlo, we understand the importance of people in creating a positive environment, and we are proud to help companies and organizations achieve a harmonious balance between place and space.

Our team has extensive experience in industrial safety and manufacturing precision, and we use this expertise to help sports and entertainment venues outperform their competitors with open design concepts and industry-leading safety measures. No matter the size of the job, whether it’s a locker room update or a brand-new auditorium build-out, we are committed to delivering exceptional results as we continue to expand our services into these sectors and beyond.

Building a commercial structure that incorporates substantial refrigeration elements is a complex task, and there’s a lot to consider. Whether it’s a cold storage warehouse, a supermarket with extensive frozen sections, or a food processing facility, it’s crucial to understand the significant components involved, effectively plan for them, and ensure that you have the right design and building team on board.

Cold storage may be as small as a reach-in cooler, or as large as hundreds of thousands of square feet of cooler and/or freezer space. Identifying what will be stored inside and knowing the logistics of the facility’s operations all contribute to the planning and construction of the building. Existing buildings can also feasibly be renovated to suit this purpose, with extra considerations and an adaptable build crew.

---

Building Structure & Exterior Considerations

The structure’s exterior is pivotal when integrating commercial refrigeration systems. The exterior skin, insulation systems, roofing, floor slab and ventilation must all be considered. Whether renovating or building new, the structure will heavily influence the longevity and energy efficiency of the building. Some of the components to consider include:

Insulation

Wall, roof, and floor insulation are vital to maintaining energy efficiency and preventing condensation. Insulation comes in many forms and must be evaluated to effectively resist moisture build up. 

Vapor Barriers

These prevent moisture infiltration, which can degrade insulation and cause structural issues. Vapor barriers of some form should be evaluated for areas such as walls, roof structure, windows and ceilings.

Doors and Entrances

Insulated doors, rapid roll-up doors, or air curtains can minimize temperature fluctuations. These systems can be manual or electronic with a variety of controls available depending on budget and desired functionality.

Flooring

Floors should be adequately insulated and able to handle low temperatures without cracking. Often made of concrete, freezer spaces typically need heating installed within and below the slab to prevent heaving and cracking.

Roof Structure

Coated steel and metal deck with insulation above the decking in lieu of below, or with insulated metal panels at the ceiling that resist corrosion are often the best solution to prevent moisture damage.

Height, Storage, and Fire Protection

Height Considerations

Vertical space can be utilized to maximize storage, but this may require specialized equipment and added safety measures. Higher ceilings can aid in better air circulation, ensuring uniform temperatures. Production strategies must be considered relative to storage solutions.

Storage Considerations

Efficient racking systems, optimized layouts, and multiple temperature zones might be necessary for facilities storing various products. Many buildings may have areas for bulk storage options with entrances into production areas, potentially with equipment that transports materials between them.

Fire Protection

Cold temperatures typically dictate constructing spaces with fire-resistant materials and specialized sprinkler systems designed for low temperatures. Racking will often dictate the placement of fire suppression piping and sprinkler heads, and temperature the type of system utilized. Local building codes must be reviewed and in compliance to achieve permits and inspection approvals.  

Electrical

Evaluate electrical load and confirm service size for new construction and renovations to accommodate the refrigeration equipment. Be sure to include any truck charging requirements for exterior refrigerated trailers at loading docks.

Commercial Refrigeration Components

Identifying and installing the right refrigeration systems is key to a successful commercial refrigeration project. As we discussed in a previous article, there are many components that make up a refrigeration system, all of which must be carefully considered when planning.

• Compressors, condensers, evaporators, and expansion valves are integral parts of the refrigeration cycle, working together to circulate refrigerant, absorb heat, and cool the desired space.
• Refrigeration fluids or gases are crucial to actually cooling the space. Their choice impacts efficiency, environmental concerns, and regulatory compliance. Common refrigerants include ammonia, CO2, and propane.
• Piping, controls, and automation components work in tandem to maintain efficiency, energy conservation, and optimal functionality of the refrigeration system. Controls and automations range from minimal to very complex, depending on the size and function of the building.  

When designing each commercial refrigeration system, consider how the product will be stored and transported. Product temperature will vary between users; some will keep product in temperature-controlled trucks, others will be at ambient temperature. Certain products are required to be maintained at a certain temperature while others will need to follow a rigid cooling schedule.  This may require temperature-controlled loading docks and dock seals to control the environment. Understanding how the building user will control product will allow you to create the most efficient build to meet the client’s needs.

Planning and Assembling the Right Team

Finding the right design and construction team is a crucial element of achieving the right space both on time and on budget. When it comes to cold storage and refrigerated spaces, there are a few things to consider when choosing a reputable general contractor:

• Hire experienced designers: Refrigeration is complex, and an experienced designer will ensure the system is efficient and compliant with local and federal codes, as well as food safety standards. Referrals from others who have created similar buildings can be a great place to start.
• Collaborate with a knowledgeable builder: Work with a reputable contractor during the design process to complete a thorough preconstruction process. With a design-build or similar collaborative design and construction process, owners can find optimal options for cost, schedule and longevity of the building.
• Involve a refrigeration engineer: These experts can propose various systems depending on how the building should function. They can ensure the system operates at peak efficiency and meets all technical requirements.
• Maintenance and support: Engage a construction team that brings trade partners on board with expertise in refrigeration systems. This team will include a full-service mechanical and electrical contractor. Ideally, the general contractor and trade partners have the capacity to provide ongoing operational support for the life of the building and/or business.  

Ensuring a Successful Project

Achieving a successful project usually means constructing a building on time, on budget, and meeting the end-use goals of the occupant(s). There are many means and methods to get from the idea of a building to the completion of it, with some more critical than others. These include:

• Clear communication: Regular meetings and updates will keep everyone on the same page. In a previous article, we discussed communication techniques and its importance to the construction process.
• Comprehensive preconstruction processes: Develop a clear budget, including contingencies for unforeseen expenses. Complete preconstruction investigations help prevent surprises both during and after the building is complete.
• Know the desired operational outcomes: A great design and construction team can help identify best practices for construction, but the business operator must know what items are must-haves vs. nice-to-haves with regards to the functionality of the building. Active participation during preconstruction by the end-user will help significantly.
• Regular review: Regular reviews and quality checks should be performed throughout the construction process by all team members, including the design team, specialty consultants, ownership and end users, in addition to the contractor’s teams.

Final Thoughts

Building a commercial refrigeration facility with significant components requires expertise, meticulous planning, and a comprehensive approach to integrate the refrigeration systems seamlessly with the building structure. It’s critical to evaluate not just the building process, but also how the building needs to operate in the short and long-term. Of equal importance, support for ongoing maintenance will increase the lifespan of the building.

If you’re contemplating a construction project involved cold storage, reach out our teams today.

The construction industry is a demanding sector that requires an array of specialized skills and experience. One group we like to support is military veterans who have transitioned into civilian life.  They bring valuable, unique skill sets that significantly enrich this industry. This article aims to explore the ways veterans are impacting the construction industry and provide some resources for veterans interested in joining this rewarding industry.

---

Impact of Veterans on the Construction Industry

Leading and Following on the Job

Military veterans are often skilled leaders, having coordinated teams under high-pressure environments. They know how to lead, follow, and respect chain of command. The construction industry requires the same, needing people who are well-rounded team players. Managing a construction crew involves coordinating tasks, ensuring safety protocols are followed, and keeping projects on track and within budget. These skills are inherent in many veterans, adding value to every project and team they become a part of.

Technical Skills

Those serving in military roles are typically tasked with learning a technical skill, trade or discipline, as well as learning that of other members in their unit so they can take over if one servicemember is unable to complete their duties. This cross training makes them quick, adaptable, and technically savvy. This provides a direct advantage within the construction industry, where a wide range of technical knowledge and flexibility is necessary.

Discipline and Reliability

The military is a setting that emphasizes discipline, reliability, and professionalism. These are traits that the construction industry holds in high esteem. Veterans are often detail-oriented, punctual, and dependable; qualities that are paramount to a project’s success. Their ability to adhere to stringent protocols ensures projects are completed efficiently and up to the highest standard.

Safety Consciousness

Strict adherence to safety protocols and procedures is a key element of military training. This embedded culture of safety is invaluable in construction, where safety standards must be met to prevent workplace accidents and ensure the welfare of all workers on site. This ingrained safety consciousness enables veterans to contribute significantly to maintaining and improving safety measures on construction sites.

Problem-Solving Skills

Veterans are typically well versed in solving complex problems under challenging and high-stress conditions; sometimes with extreme consequences. The construction industry is full of unexpected challenges that require quick thinking and adaptable problem-solving skills in dangerous environments. The experience veterans bring in this area can lead to innovative solutions and a more agile approach to overcoming construction obstacles.

Resilience and Adaptability

Veterans are required to perform under a wide variety of conditions and environments when in the field. Their training encourages versatility and efficient planning for mission success. These traits can be highly beneficial in the construction industry, where unpredictable conditions are often the norm rather than the exception. Finding ways to finish projects in their entirety, both on time and on budget, is a mission of its own.

Programs and Resources for Veterans Transitioning into Construction

Recognizing the valuable skills that veterans bring, many organizations and programs have been established to help veterans transition into construction careers post-service. These programs offer training, support, and job placement services for veterans, further amplifying their impact on the industry. We have included a few examples here:

Final Thoughts

Military veterans bring a diverse and valuable set of skills to the construction industry. Their leadership, technical skills, discipline, and adaptability are assets that enrich the industry and can lead to a mutually beneficial partnership. With a wealth of resources available, veterans interested in this field have numerous opportunities to utilize their skills and contribute to the growth and safety of the construction industry while participating in a rewarding and well-paying career. Veterans in construction is not just about filling roles; it’s about leveraging unique skill sets to create an industry that is efficient, safe, and continually evolving.

Lastly, and importantly: Thank You to our veterans for your service. We are forever grateful.

Our Perlo Culture truly lives by the Perlo Practice to ‘Make it Fun.’ Halloween is a company-wide favorite, and a chance to get creative while having spooky fun. Each year, our employees dress up as ghosts and goblins, favorite TV or movie characters, as drinks, food items, construction cones and more. They’re scary, funny, cute and often incredibly imaginative! Many people even team up with others to make group costumes. We’re not kidding when we say our people go all in on the fun!

To celebrate this day, we thought we’d show you some of the fun we had this year at our Perlo Halloween party.

If you want to be a part of this team, check out our current job openings. May you have a spooky and safe Halloween!

As the summer sun gradually yields to the crisp autumn breeze, commercial property owners and facility managers must shift their focus towards fall building maintenance. Preparing commercial properties for the upcoming fall, winter, and spring weather conditions is paramount to ensuring the safety, functionality, and longevity of buildings. Neglecting this crucial maintenance can result in costly repairs, operational disruptions, and potential safety hazards.

In this guide, we will explore the key types of building maintenance that should be completed in the fall to be prepared for seasonal challenges.

---

1. Roof Inspection and Maintenance

The roof of a commercial building serves as a primary defense against the elements, making it a top priority in fall building maintenance. Begin by conducting a thorough inspection of the roof for any damage, loose membranes, or signs of wear and tear. Clear away debris, leaves, and branches that may have accumulated over the summer, as these can lead to clogged drains and potential leaks. Consider hiring a professional roofing contractor to perform a comprehensive inspection and address any potential issues. Proper roof maintenance in the fall will prevent leaks, ice buildup, and heat loss during the winter months, ensuring that the building remains safe and operational.

2. Gutter Cleaning and Repair

Clogged gutters and downspouts can lead to water overflow, causing significant damage to the building’s foundation, exterior, and even its interior. Prior to the heavy fall rains and winter snowfall, ensure that gutters are clean and free of debris. Repair any damaged sections and consider the installation of gutter guards to prevent future blockages. Functioning gutters will redirect water away from the property, mitigating the risk of water-related structural damage.

3. Mechanical System Maintenance

Regularly inspect and maintain mechanical systems, including changing filters and scheduling a formal maintenance review by a licensed HVAC contractor. These efforts improve energy efficiency, indoor air quality and extend the life of each unit. Address any drafts around windows, doors, and ventilation systems to prevent heat loss. A well-maintained HVAC system will keep buildings comfortable throughout the fall and winter, ensuring a conducive environment for employees, tenants, customers and stored products.

4. Chimney and Fireplace Inspection

For commercial properties equipped with fireplaces or wood-burning stoves, it is essential to have the chimney and fireplace inspected and cleaned during the fall season. The buildup of creosote in chimneys can pose fire hazards, necessitating its removal and ensuring proper ventilation. Inspect for any cracks or damage to the chimney structure and take prompt action to address any issues. While providing a cozy ambiance for patrons or employees, safety should always remain a top priority.

5. Insulation Assessment

Proper insulation is crucial for maintaining an energy-efficient building. Conduct an evaluation of the insulation in your property, looking for signs of wear, damage, or areas where gaps have developed. Reinforce insulation, particularly in areas prone to deterioration, or where it’s in danger of falling. Adequate insulation aids in retaining heat during the winter and keeping the space cooler in the summer, ultimately reducing energy costs and enhancing the comfort of the building’s occupants.

6. Window and Door Maintenance

Windows and doors are potential sources of drafts and heat loss. Examine them closely for cracks, gaps, or damaged weatherstripping. Replace any weatherstripping that is worn or damaged to prevent cold air infiltration. Consider upgrading to energy-efficient windows and doors to improve insulation and reduce overall energy consumption. Properly maintained windows and doors enhance security and protect against water intrusion and increase energy efficiency.

7. Exterior Maintenance

The exterior of your commercial building is constantly exposed to harsh weather conditions. In the fall, conduct a thorough inspection of the siding, paint, and caulking for signs of damage or deterioration. Address any issues such as peeling paint or cracked caulking promptly to prevent moisture from affecting the structural integrity of the building. Repair or replace damaged siding to maintain the property’s aesthetic appeal and overall functionality.

8. Landscape and Outdoor Maintenance

Autumn is an opportune time to prepare landscaping for the impending winter. Trim trees and shrubs to prevent branches from posing safety hazards during storms. Clear fallen leaves, as they can create slippery conditions and contribute to drainage problems. Drain and winterize outdoor water features to prevent freezing and potential damage. Additionally, consider landscaping improvements such as reseeding or aerating the lawn to promote healthy growth when spring arrives.

9. Pest Control and Prevention

As temperatures drop, pests often seek refuge indoors, potentially becoming a nuisance in commercial buildings. Conduct a thorough inspection to identify potential entry points for rodents or insects, such as cracks in the foundation or gaps around doors and windows. Seal these entry points and consider implementing pest control measures to prevent infestations. Fall is an ideal time to schedule professional pest control services to safeguard buildings from unwelcome visitors during the colder months, ensuring a clean and pest-free environment.

Final Thoughts

Fall building maintenance is a proactive approach that commercial property owners and facility managers should prioritize to safeguard their properties and ensure their long-term resilience in the face of changing weather conditions. By addressing critical areas such as the roof, gutters, HVAC system, insulation, and more, commercial buildings can be prepared for the challenges of fall, winter, and spring.

Regular maintenance not only reduces the risk of costly repairs but also enhances the safety, functionality, and energy efficiency of your property. As the leaves begin to fall, invest the time and effort required to prepare commercial buildings for the seasons ahead to enjoy a well-maintained, durable, and professionally operated space year-round.

In the construction industry, workers are surrounded by an environment filled with potential hazards, from falling debris to electrical equipment, and from heavy machinery to harmful airborne particles. To protect themselves, workers rely heavily on safety equipment. But it’s not just about having the right equipment—it’s also about ensuring it fits correctly. Properly fitting safety equipment is a crucial element of workplace safety, and understanding its importance can be a matter of life and death. Let’s dive deep into the importance of properly fitting construction safety equipment and how to achieve it. 

---

Compliance & Legal Requirements

The Occupational Safety and Health Administration (OSHA) and other safety organizations often have guidelines that dictate not only what safety equipment should be worn, but also how it should fit. Non-compliance can lead to penalties for companies and increased risk for workers. OSHA provides resources to help guide contractors on best practices for Personal Protective Equipment (PPE), which is a minimum guideline for wearable safety equipment. 

Essential Safety Equipment and Fitting Tips

Safety Glasses must have a minimum Safety Rating of Z87+. 

Hearing Protection: 

Selection: Earplugs or earmuffs should be chosen based on noise levels and personal comfort. Some jobs might require electronic earmuffs that allow communication between team members.

Fit: Earplugs should seal the ear canal without causing discomfort. Earmuffs should encompass the entire ear.

Care: Clean earplugs and replace them regularly. Earmuffs’ cushioning can wear out, affecting the seal, so inspect and replace as needed.

The permissible exposure limit for Sound level dBA’s can be found in Table D-2 of OSHA 1926.52(d)(1) 

Respirators: 

Selection: The type of respirator depends on the airborne hazard. For dust, a simple mask might suffice. For chemicals or other toxins, a full-face respirator might be necessary. 

Fit: A proper seal is crucial. Respirators should be fit-tested annually or whenever there’s a significant change in the wearer’s facial structure. Facial hair can disrupt the seal, especially for tight-fitting respirators. It’s essential to either opt for full face respirators or ensure workers are clean-shaven. 

Care: Clean after each use. Filters should be replaced as recommended or if breathing becomes difficult. 

Harnesses: 

Selection: Choose based on the type of work—fall arrest, positioning, or retrieval.

Fit: The harness should be snug but allow full range of motion. All straps should lie flat, and there shouldn’t be any twisted webbing. 

Care: Inspect before each use. Look for frayed straps, damaged buckles, or other signs of wear. 

Foot Protection: 

Selection: Safety shoes should cater to specific risks. Steel-toed boots, for instance, are essential where crushing hazards exist.

Fit: There should be wiggle room for toes, but heels should sit snugly to prevent blisters. 

High-visibility Clothing: 

Fit: These should be snug but not restrictive. Too loose, and they might get caught in machinery. 

Material Considerations: For warmer climates, opt for breathable fabrics to prevent heat-related illnesses. 

Final Thoughts

In construction, every layer of protection counts. By ensuring that safety equipment is selected and fitted properly, workers can be confident in their protection, employers can be assured of their compliance, and projects can proceed with minimal risk. Properly fitting equipment is more than just a box to check off—it’s a commitment to safeguarding lives on the job site.

As we’ve delved into, the right fit enhances protection, ensures comfort, prevents additional hazards, and meets regulatory standards. By understanding these nuances and investing in the right fit, construction sites can remain productive, efficient, and above all, safe.

Construction is a complex process that often encounters unexpected situations impacting the cost of work. From material shortages to unexpected site conditions or even surprise requests from the local jurisdiction, a variety of factors can lead to unanticipated costs.

---

Risk in Construction

Construction projects inherently involve a multitude of risks. These include, but are not limited to:

Given these risks, allowances and contingencies serve as important buffers that ensure financial resources are available to address unexpected situations or costs. Understanding these two concepts is crucial for any owner to effectively manage their project’s finances and reduce risk.

Understanding Allowances in Construction Projects

The construction allowance, often referred to simply as an “allowance,” is a specified amount set aside in the contract to cover the cost of certain items that have not been finalized or selected at the time of contract signing.

Allowances provide a means to manage financial and market risks. They ensure that there is budgeted funding available for aspects of the project that have not been finalized at the time the contract is signed, such as specific material or equipment selections. This gives owners flexibility in their decision-making and the capacity to adapt to market conditions, like fluctuations in the cost or availability of certain items.

Common items covered by allowances might include:

• Appliances
• Fixtures
• Interior or exterior finishes
• Certain types of equipment

The allowance gives the owner flexibility to make decisions about these items later in the process.

However, it’s essential to remember that if the actual cost exceeds the allowance, the owner must cover the difference through a change order. Conversely, if the actual cost is less than the allowance, the owner could save money or choose to reallocate the leftover funds to other areas of the project.

Understanding Contingencies in Construction Projects

Unlike allowances, which cover specific items, contingencies are funds set aside to cover unforeseen items during the construction process. These could include unexpected site conditions, design errors or omissions, or unforeseen changes in market conditions, like a sudden increase in material costs.

There are two primary types of contingencies: owner’s contingency and contractor’s contingency.

Owner’s Contingency

Covers items outside the contractor’s control, like changes the owner decides to make during construction.

Contractor’s Contingency

Covers unexpected costs within the contractor’s scope of work.

Best Practices for Owners to Manage Allowances and Contingencies

While it is impossible to foresee every potential issue or change in a construction project, allowances and contingencies provide the financial flexibility necessary to manage the unpredictable nature of the construction process. They serve as essential tools for owners and contractors alike to ensure a project can adapt to changes and risks, ultimately helping to keep the project on time and within budget. The following strategies can be utilized to ensure either option is used properly:

Define and Document Allowances and Contingencies

The first step in effectively managing allowances and contingencies is to clearly define them in the construction contract. Each allowance and contingency should be itemized separately, with a clear description of what it covers. Ideally, these have been discussed during the preconstruction process, preventing any surprises at contract.

Review the Allowance and Contingency Amounts

As an owner, ensure the set allowances and contingencies are reasonable. If they’re too low, you may be faced with significant extra costs during the project. It can be helpful to discuss what amount is reasonable with the design team to ensure the amounts seem standard for the market and/or adequate for the risk associated with your project.

Monitor the Use of Allowances and Contingencies

Regularly track the use of these funds throughout the project. Reputable contractors should provide a running tally of allowance and contingency expenditures. It can be expected that these are reviewed at regular intervals over the course of the project.

Communicate Regularly with the Contractor

Maintaining open lines of communication with the contractor is vital. Discuss allowance and contingency spending at regular meetings to keep everyone on the same page.

Hire a Construction Manager or Consultant

If you are not familiar with construction management, consider hiring a professional to assist. A construction manager or consultant can help manage allowances and contingencies and ensure they’re used correctly.

Final Thoughts

Allowances and contingencies are not just financial provisions; they are also tools for managing the dynamic nature of construction projects. By understanding these concepts and adopting the best practices, owners can ensure the financial stability of their projects, maintain transparency with their contractors, and navigate the winding road of construction with fewer bumps along the way. By mitigating unpredictability and promoting adaptability, allowances and contingencies are truly the unsung heroes of successful construction projects.

If you need a second opinion or expert advice on your construction project, get in touch with us

The construction industry is a cornerstone of any thriving economy, providing nearly 9 million jobs and contributing significantly to our nation’s GDP. Within Oregon alone, construction contributes nearly 5% of the annual GDP. In Washington State, construction makes up 4% of the annual GDP. With the prevalence of construction in our economy, there is a constant demand for skilled labor. Today, older generations are retiring faster than new labor can be found, creating a shortage of skilled workers and challenging the industry to find ways to promote careers in construction trades in order to recruit a new wave of talent. Nearly 91% of contractors report challenges in filling open positions. 

Filling this labor gap and creating a pipeline of skilled young workers requires collaboration between industry and educational leaders. In today’s article, we will explore the efforts that can be taken to encourage young people to join the trades.

---

1. Acknowledge the Skills Gap in Construction

The first step in encouraging young people to take up careers in the construction trades is acknowledging the skills gap. Many industries, including construction, are struggling with a disconnect between the skills job applicants have and the skills employers need. This issue can be mitigated by training and education, but the reality is that this must start early. Young people need to be exposed to the possibilities and advantages of careers in the trades, something that can only happen if industry and education take a joint approach to the problem.

2. Industry Involvement in Preparing Youth for the Trades

Partnerships with Schools

Industries can engage directly with educational institutions to provide hands-on experience to students. Apprenticeship programs, guest lectures, or “day in the life” sessions can be extremely effective ways of introducing students to the trade. Real-world experience allows students to understand the application of the skills they are learning, making their education feel more relevant.

Sponsorships and Scholarships

Companies can also offer scholarships for trade school tuition or provide the necessary tools and materials for training. This financial assistance removes a significant barrier for many young people who might otherwise not consider such a path due to economic constraints. The Schweiger Memorial Scholarship is one local program working to help bridge the gap between workers and the trades. Awarded more than a dozen monetary awards each year to students and apprentices across the country, this scholarship has helped many find success in their careers. 

Mentorship Programs

Experienced workers in the industry can offer guidance, tips, and advice to younger generations through mentorship programs. These relationships offer invaluable support networks and contribute to skill development and professional growth. The Ace Mentorship Program is a local example of a high school after-school program that mentors youth and exposes them to careers in construction and design. 

3. Get Schools and Educational Leaders Involved

Curriculum Development

Aligning curricula with the needs of the industry is a logical first step in getting educators involved. Incorporating technical skills such as carpentry, electrical wiring, and HVAC operations is one part of the equation. These lesson plans also need to include a focus on “soft skills” like communication, teamwork, and problem-solving, as they are frequently cited by employers as equally important. The Beaverton School District in Oregon has worked hard in recent years to create Career Technical Education (CTE) classes, currently offering 33 CTE programs across their high schools, including several focused on trades like carpentry.

Career Guidance

Counselors and teachers are essential in helping students set career goals and expectations and opening up possibilities. They should be equipped with the knowledge to guide students interested in more hands-on work toward relevant courses that could eventually lead them to a career in construction. 

Emphasizing the Value of Trade Careers

The narrative around vocational careers has traditionally been centered on the idea that joining the trades is a back up option. Educators play a key role in shifting this thinking and help students understand that construction can be a lucrative and fulfilling career. They offer living wage jobs without the crushing debt of many higher education programs. According to the NCCER Research Department, workers report higher levels of satisfaction with careers in construction than in all other industries.

4. Promote the Incentives for Careers in Construction Trades

Competitive Salaries

Many construction jobs offer competitive salaries without the burden of student loan debt. For instance, an experienced electrician or plumber can earn a wage comparable to some white-collar jobs. Additionally, construction workers have received steady wage increases for the last five years. This Forbes article reviewed the top-paying construction jobs, with elevator and escalator installers topping the list, followed by supervisors, pile driver operators and building inspectors. 

Job Security

The perennial demand for construction ensures a certain level of job security. Aside from the many homebuilding projects, private construction and public buildings built each year, infrastructure projects are continually underway, requiring a steady supply of skilled workers. In 2023 alone, predictions say that the construction industry must add more than a half million new workers to meet demand.  

Entrepreneurial Opportunities

The skills acquired in construction trades can eventually lead to self-employment opportunities. For example, starting a small contracting business could offer financial and personal freedom. This option could increase a worker’s ability to choose the types of projects they pursue, their salary and retirement plans. 

5. Collaborate to Grow the Work Force

The most effective strategies to grow interest in the trades will involve a cooperative approach between industry leaders and educators. Jointly developed training programs, integrated curricula, and shared resources can all contribute to a more skilled and prepared workforce. These collaborations can also lead to shared funding for essential training programs and equipment, providing the best opportunities for students to learn and apply their skills.

Final Thoughts

The challenge of preparing youth for careers in construction trades is not insurmountable, but it does require a multifaceted approach involving both industry and educational leaders. From curriculum enhancement to mentorship programs and from scholarships to real-world experience, these efforts can guide young people towards a rewarding career path that fills a societal need.

By acknowledging the skills gap, aligning education with industry requirements, and creating attractive incentives for young people, we can build a sustainable workforce for the construction industry. In doing so, we not only secure the future of the sector but also offer fulfilling, financially rewarding careers to the next generation.

Each year, Perlo hires a class of interns for the summer months to provide them with an introduction and education about general contracting, as well as fill our ever-growing need for talented, hard-working individuals. This year, Perlo’s class was made up of 12 stellar students, including 7 men and 5 women, hailing from multiple universities across the Western United States, including Arizona, Cal Poly, Central Washington, and Oregon State.

 

The class also ranged in age from freshman to senior in college, with several intending to return to Perlo for subsequent internships or permanent hire positions.

Our interns experience a variety of tasks and experiences over the course of the summer, including shadowing a tenured project manager, attending onsite meetings, watching unique aspects of the building process and attending formal training sessions. They often receive exposure to our estimating processes, project management, onsite processes, safety, and even business development.

Two of our summer interns were also recipients of the 2023 Schweiger Memorial Scholarship and attended the awards ceremony with us to receive recognition for their hard work and dedication to their education.

Here are some of the things this year’s interns had to say about their time with Perlo this summer:

---

---

Final Thoughts

Perlo has created an internship program that is a two-way street, where both interns and employers have the opportunity to learn and grow. We are grateful for the time spent with the Summer Intern class of 2023, excited about their potential, and look forward to seeing each of them thrive in the construction industry. 

If you’re interested in a future internship, check out our careers page or contact us today! 

In recent years, there has been an increasing emphasis on sustainability, ethical operations, and the broader impact of businesses on society. These concerns are encapsulated in the concept of Environmental, Social, and Governance (ESG). ESG has transformed how businesses operate across various industries, and the construction industry is no exception. In this article, we’ll delve into what ESG is and explore its significance in the world of construction.

---

What is Environmental Social Governance (ESG)?

Environmental, Social, and Governance (ESG) refers to the three central factors used to measure the sustainability and societal impact of a company or business. These factors aim to ensure that companies not only focus on profitability but also operate responsibly in relation to environmental and societal issues.

The Significance of ESG in the Construction Industry

The construction industry has traditionally been associated with significant environmental impact, resource consumption, and waste. However, in more recent years the industry has been pushing towards increased sustainability, efficiency and positive community impacts. This transformative change is being accelerated by the rising prominence of ESG. Here’s what ESG means for construction:

Sustainable Building Practices

Green building practices have been gaining momentum, with certifications like LEED and The Living Building Challenge becoming more prevalent. These practices emphasize energy-efficient buildings, reduced water usage, sustainable sourcing of materials, and a lower carbon footprint. Implementing ESG principles means more construction companies will adopt these sustainable building methods.

Responsible Sourcing

The materials used in construction play a crucial role in determining its ESG score. The industry is moving towards sourcing materials that are both eco-friendly and ethically produced. This might mean using recycled or upcycled materials, or sourcing wood from sustainable forests. Re-using buildings in lieu of demolishing them is another option to responsibly utilize built space.

Labor and Community Relations

Construction projects can have a significant impact on local communities. An ESG-focused approach means that companies will need to engage more with these communities, ensuring that their concerns are addressed. This includes providing fair wages, ensuring safe working conditions, and taking steps to minimize disruptions during construction.

Transparency and Accountability

With ESG comes the need for transparency. Stakeholders, whether they’re investors, clients, or the community, demand clear reporting on ESG metrics. This means construction firms will need to have systems in place to monitor, measure, and report on their ESG performance.

Financial Implications

Increasingly, investors are considering ESG factors when making investment decisions. Construction companies that prioritize ESG may find it easier to attract investment, secure loans, and win contracts, especially as clients and governments also prioritize sustainability.

Challenges and Opportunities Related to ESG in Construction

While the adoption of ESG presents numerous benefits, it’s not without challenges. For many construction firms, there’s a significant upfront cost associated with adopting sustainable practices, whether it’s investing in new technologies or training staff in green building techniques. There’s also the challenge of navigating a rapidly evolving regulatory landscape, as governments around the world introduce new sustainability-focused legislation.

However, the opportunities far outweigh the challenges. By adopting ESG principles, construction firms can differentiate themselves in a competitive market, foster positive relationships with communities, reduce their environmental footprint, and ultimately, ensure long-term profitability and sustainability.

ESG Initiative Examples in the Commercial General Contracting Industry

The construction industry has a unique set of challenges and opportunities when it comes to implementing ESG initiatives. Here are some tailored examples:

Environmental (E) Initiatives

Social (S) Initiatives

Governance Initiatives

By implementing ESG initiatives like these, construction companies can not only mitigate their impact on the environment and society but also achieve better financial performance in the long term. These initiatives can make a company more appealing to investors, improve its reputation, and create value for both the company and its stakeholders.

Final Thoughts
ESG is more than just a buzzword. It represents a fundamental shift in how businesses operate, ensuring a balance between profitability and positive societal impact. For the construction industry, ESG offers a roadmap to a more sustainable, ethical, and profitable future. As the world grapples with challenges like climate change, resource scarcity, and social inequality, the construction industry – by embracing ESG – can play a pivotal role in building a better, more sustainable future for all.

If you’re planning a new building construction project, it’s essential to prepare the site properly. The right preparation can make all the difference to your building’s success. A good foundation can save time, money and headaches both during the construction process and during the lifespan of the building.

---

Risks to Consider in Site Preparation

While site preparation is critical, it can also present challenges:

• Environmental Concerns
  Managing environmental impacts and adhering to environmental regulations can be complex and costly. Strategies for mitigating these concerns should be integrated into the site preparation plan.

• Unforeseen Conditions
  Sometimes, unexpected conditions like buried debris or unsuitable soil can emerge during excavation, leading to delays and added costs. A thorough site assessment can help minimize these surprises.

• Weather
  Adverse weather conditions, such as heavy rain, can impede site preparation activities. Project managers must have contingency plans in place to address weather-related delays.

Preparing the site for construction is an important part of the process. The site must be prepared before you start construction, so it’s important to make sure that your contractor does this properly. Follow these key steps to ensure that the process goes smoothly.

---

Key Steps in Site Preparation

Effective site preparation involves a series of well-coordinated steps:

1. Site Assessment

The first step is to assess the site thoroughly. This includes evaluating the soil composition, drainage patterns, existing structures or vegetation, and potential environmental impacts. Understanding these factors is essential for making informed decisions throughout the construction process.

2. Clearing and Demolition

If there are existing structures, trees, or debris on the site, they must be either removed or properly protected. Demolition and clearing activities should be carried out safely and responsibly, taking care to dispose of materials properly.

3. Excavation and Grading

Excavation involves digging and removing soil to achieve the desired site elevation and shape. Grading ensures a level surface and proper drainage. These processes often require heavy equipment and skilled operators.

4. Soil Stabilization

Depending on the soil type, it may be necessary to stabilize it using techniques such as compaction, soil reinforcement, or geotechnical engineering methods. This step ensures that the soil can support the planned structure.

5. Utilities and Infrastructure

Utilities such as water, sewer, electricity, and gas need to be installed or connected to the site. Additionally, access roads and temporary infrastructure may be required for construction activities.

6. Erosion Control and Environmental Compliance

Preventing erosion and sediment runoff is crucial for environmental protection and regulatory compliance. Installing erosion control measures, like silt fences and sediment basins, helps mitigate these risks.

7. Site Security

Securing the construction site is essential to prevent unauthorized access and protect equipment and materials from theft and vandalism.

Best Practices for Effective Site Preparation

Site preparation is the crucial first step in any construction project, and its importance cannot be overstated. It lays the foundation for safety, structural integrity, compliance with regulations, efficiency, and project success. By following best practices and addressing potential challenges proactively, construction professionals can ensure that their projects start on the right foot.

Investing time, effort, and resources into thorough site preparation is an investment in the long-term success of the construction endeavor. It not only reduces risks and delays but also sets the stage for a smooth construction process and a durable, high-quality final product.

To ensure a seamless site preparation process, consider the following best practices:

1. Comprehensive Site Assessment

Thoroughly assess the site to identify all potential challenges and opportunities. Engage geotechnical engineers and environmental experts to provide insights into soil conditions and environmental concerns.

2. Clear Communication

Open and transparent communication between all project stakeholders, including contractors, engineers, and regulatory authorities, is essential. It helps in addressing issues promptly and ensures everyone is on the same page.

3. Proper Equipment and Expertise

Select the right equipment and skilled operators for each task. Using modern machinery and employing experienced operators can significantly improve the efficiency and quality of site preparation work.

4. Environmental Responsibility

Implement environmentally friendly practices during site preparation. This includes proper disposal of waste, minimizing soil disturbance, and using eco-friendly construction materials when possible.

5. Contingency Planning

Develop contingency plans to address unexpected challenges that may arise during site preparation. Having alternative strategies in place can help mitigate delays and budget overruns.

6. Safety First

Prioritize safety throughout the site preparation process. Ensure that workers have the necessary training and personal protective equipment (PPE). Regular safety audits and risk assessments should be conducted.

7. Quality Control

Establish strict quality control measures to monitor the progress and quality of site preparation work. Regular inspections can help identify and rectify issues before they become major problems.

Final Thoughts
If you’re planning a construction project, it’s important to know how much work it will take and whether you have the right trade partners to complete it. By following these steps, you can make sure your site is ready for building.

Contact us to learn how we can help you through this process.

---

Key Safety Considerations in Tilt Panel Picks

The practice of lifting and positioning large concrete panels, often weighing 150 tons or more, can be fraught with hazards. Any failure in handling these panels can lead to catastrophic consequences, including serious injuries or fatalities, as well as substantial damage to property, delays to the schedule and more.

To optimize safety, the following strategies must be utilized in conjunction with an experienced team:

1. Planning and Designing

Proper planning and engineering are foundational to safe tilt-up construction. This includes:

• Structural Analysis: Panels should be designed with proper reinforcement, considering all forces they will be exposed to during lifting and positioning. A qualified structural engineer must be involved in panel design.
• Lifting Inserts and Hardware: The right materials, inserts, and hardware must be chosen, ensuring they can handle the forces exerted during the tilt process.
• Crane Roads & Terrain Analysis: Proper haul roads must be designed and engineered to ensure the load of the crane will be supported by the surface on which it will sit. The crane might be positioned outside the building area, within it, or a combination of both, during the pick process. Each surface must be extensively analyzed by licensed and qualified engineers.

2. Training and Qualification of Personnel

Handling tilt panels requires specialized skills. Key considerations include:

• Training: Workers should be trained on specific procedures, safety regulations, and potential hazards.
• Certification: Using certified crane operators and riggers who understand the dynamics of lifting heavy panels is vital.
• Site Specific Safety: Every individual site must be evaluated prior to picking panels to determine the plan for safety, including who will be involved, what tools they need, and what the exit routes are in the event of catastrophic failure during panel placement.

3. Equipment Selection and Maintenance

The right equipment ensures safe and efficient lifting. Key aspects include:

• Crane Selection: Cranes with proper capacity and reach must be selected. Other factors, including but not limited to crane transport routes and placement, must be considered.
• Equipment Maintenance: Regular inspections and maintenance of cranes, rigging, and other equipment are essential to prevent mechanical failure. This kind of failure is both costly and can also be dangerous to onsite crews and operators.
• Slab Protection: If the crane is placed on the floor slab, analysis must be completed to ensure the slab can withstand the crane load. Measures such as temporary matting, outrigger locations and increased structural capacity of the slab will all be considered prior to the pick.

4. On-site Safety Measures

Safety practices during the tilt process should include:

• Safety Barriers: Establishing clear safety barriers around the lifting zone to keep unauthorized personnel away.
• Communication: Ensuring clear and constant communication between the crane operator, ground crew, and supervisors.
• Weather Considerations: Monitoring weather conditions and postponing lifts during high winds or other unfavorable conditions.

5. Emergency Preparedness

Having a clear emergency response plan is crucial. This includes:

• Emergency Training: Regular drills and training on what to do if something goes wrong.
• First-Aid Availability: Having first-aid facilities and trained personnel on-site.

Utilizing Case Studies to Increase Safety

Analyzing previous accidents in tilt-up construction can provide valuable insights. One common theme in many incidents is a failure in communication or oversight. Such failures might be addressed by implementing comprehensive safety protocols and ensuring all team members are aware of their individual responsibilities.

As usual, prevention is the best medicine. A good plan prior to beginning this work is the key to maintaining a safe jobsite.

Final Thoughts

Safety during tilt panel picks in construction is not just a matter of compliance with regulations; it’s a vital aspect that protects lives and investments. By embracing a safety culture that includes proper planning, training, equipment selection, on-site safety measures, and emergency preparedness, construction companies can greatly reduce the risks associated with tilt-up construction.

The rewards for prioritizing safety in tilt panel picks go beyond just preventing accidents. It fosters a more efficient and harmonious working environment and ensures that projects are completed on time and within budget. In a competitive industry where reputation matters, a strong commitment to safety can also become a valuable asset, setting companies apart and cultivating trust with clients.

Perlo has completed hundreds of tilt buildings in our 65+ year history. We have even been labeled the ‘Tilt Kings’ because of our strength in this market. If you’re interested in a new building, get in touch with us today.

Featured Tilt-Up Projects

Every construction project, no matter how well-planned, is susceptible to changes. From unexpected site conditions to design modifications, various factors necessitate alterations to original plans. These modifications come in the form of construction change proposals (CP) and change orders (CO). Both play pivotal roles in the construction management process. A construction change proposal and a change order are related to alterations in construction plans and associated costs. They can both involve changes in scope, design, methods, or other variables that impact the work. Here’s a basic description of these two terms:

---

Best Practices for Reviewing Change Proposals and Change Orders

Project owners, while not expected to be construction experts, play an instrumental role in reviewing and approving changes. It’s crucial to approach this process systematically and thoughtfully.

Here are some best practices:

1. Understand the Changes

Before approving any change, owners must comprehend what the change entails. Understanding the ‘what’, ‘why’, and ‘how’ of the proposed alteration is paramount. This includes gaining insight into what the change involves, why it is needed, and how it will affect the project’s time frame, costs, and resources. If the written documentation isn’t sufficient for understanding, it’s sometimes worthwhile to have a discussion in person or via phone, or onsite.

2. Validate the Change

Validation is a crucial step in the process. Owners should verify the necessity and feasibility of the proposed change. This could mean consulting with architects, engineers, or construction managers who have the technical expertise to understand the implications of the proposed changes. Often, the designated project architect and/or engineer will review the change proposal before it is sent to the owner. In this way, the design team is verifying the necessity and accuracy of the proposal.

3. Conduct a Detailed Review

Details matter in construction. Therefore, CPs should be scrutinized, focusing on cost estimations, time implications, and the impact on the overall project. Estimates should be realistic, and changes shouldn’t unduly disrupt the project’s timeline without justification. These details should be included in the description of the requested change. If they’re not, it’s reasonable to ask the contractor to refine the document so that these items are clear.

Negotiating is about reaching a mutually beneficial agreement that ensures project success.

4. Communicate and Negotiate

It’s possible to negotiate. If the proposed cost increase or timeline extension appears unreasonable, it’s important to communicate and negotiate with the contractor to ensure you’re receiving a fair agreement. Remember, negotiation is not about winning or losing; instead, it’s about reaching a mutually beneficial agreement that ensures project success. At worst, a contractor will have justification for the change to the scope, price or schedule and be able to discuss these items clearly. 

5. Document Everything

One of the golden rules of project management is to document everything. Proper documentation provides a clear record of all decisions, helping to avoid misunderstandings and disputes. This is especially critical in change management, where miscommunication can lead to costly mistakes. Documentation related to CP’s should include associated bids, schedule updates and descriptions of the change, sometimes including design drawings to demonstrate the work.

6. Seek Professional Advice

Complex changes or large-scale projects may necessitate expert advice. Professional construction management consultants or legal advisors with construction experience can offer valuable insights and advice, ensuring that the owner’s interests are protected. This may not be necessary for most CP’s, particularly when working with a reputable contractor with whom you’ve established trust. However, outside discussions may help bring clarity to the documentation so you can be certain what you’re receiving is fair.

7. Stay Proactive

Keeping an open line of communication with the project team is crucial. This proactive approach can help anticipate potential changes, allowing for effective management before issues become problems.

Contract Considerations Related to Change Orders

Change orders can be issued in most types of contractual agreements. The ability to issue a change order is not entirely dependent on the contract type but is more about the terms stipulated within the contract. However, certain types of contracts do more naturally lend themselves to change orders due to their inherent flexibility.

In all cases, the specific terms and conditions of the contract will govern how change orders are handled. Therefore, it is important for all parties to understand the contract thoroughly and seek legal advice if necessary. Remember that the goal should be to have a fair and clear process for managing changes, regardless of the contract type.

Final Thoughts

The complexity of construction projects almost guarantees that changes will occur. It’s not the change itself that’s challenging but rather how it’s managed. Understanding the intricacies of construction change proposals and change orders is crucial. The key lies in meticulous review, open communication, careful negotiation, and proactive management. Following these guidelines can ensure project alterations are beneficial and not detrimental to the overall project goals.

Historical and adaptive reuse buildings can help preserve a community’s cultural heritage. In some cities and towns, especially in the Pacific Northwest, there are regulations to prevent culturally significant buildings from being demolished and replaced with newer complexes or parking lots. While preserving the past and embracing the future, historical and adaptive use buildings offer a unique blend of nostalgia and innovation. In this post, we will delve into the power and purpose of transforming these significant projects into long-term investments and explore the definitions, rules, and regulations that govern their renovation.

---

Definitions

Historical Buildings

Also referred to as heritage buildings, are architectural gems that have stood the test of time. These structures carry historical, cultural, or architectural significance, and their preservation is important to maintaining a connection with our past.

Adaptive Reuse Buildings

Existing structures that have been creatively repurposed for a different function. Instead of tearing down these buildings, they are adapted to serve modern needs while retaining their historical value.

In the Portland Metro area, there are specific zoning regulations regarding historical buildings:

“Historic resources are subject to land use regulations provided by Portland Zoning Code Chapter 33.445, Historic Resource Overlay Zone. The regulations apply to certain alteration, addition, new construction, demolition, and relocation proposals affecting historic resources.”

When assessing whether a prospective building can be preserved or adapted to suit a new business or function, there are several steps to take to ensure that the project will be a success. Here are four vital steps to guide you through the process:

1. Site Assessment

Before diving into any restoration or repurposing project, it is crucial to thoroughly assess the condition of the building. This assessment includes evaluating the structure, identifying damages or weaknesses, and determining potential for adaptation. By conducting a comprehensive site assessment, you can gain valuable insights into the feasibility and scope of the project.

2. Get an Estimate

Once the site assessment is complete, it is important to obtain accurate cost estimates for the project. This includes factoring in expenses for repairs, permits, renovations, and any necessary modifications for the new use. Obtaining estimates from experienced contractors  will help you develop a realistic budget and avoid any financial surprises along the way.

3. Hire Reputable Professionals

To ensure a successful historical or adaptive use building project, hiring reputable professionals with experience in restoration and adaptive reuse is crucial. Architects, contractors, and consultants with knowledge of historical preservation will help you navigate the various regulations and bring creativity to the table, ensuring that the building’s historical value is preserved while meeting modern requirements.

4. Finalize Plans and Build

After conducting site assessments, obtaining estimates, and assembling a trustworthy team, it is time to finalize plans and begin the building process. A careful balance must be struck between preserving the historical elements of the building and incorporating modern design and functionality. By working closely with your team of professionals, you can bring your vision to life while still honoring the building’s unique heritage.

Examples of Renovation and Adaptive Reuse

Tomorrow Theatre | Portland, OR

Consisting of nearly 9,000 square feet, this Special Projects Group renovation is substantially complete and scheduled to open in late fall 2023. The theater was built in 1925 and was originally a vaudeville space which has gone through many changes over time. It once hosted art house films, Spanish-language films, and most recently, was known as the Oregon Theater.

The project includes some unique and artfully selected features such as blue marble countertops, a mirrored feature wall, and new custom seating. The space also pays homage to the past by displaying the original Oregon Theatre sign and utilizing the original seatback chairs as an art installation backdrop on an interior feature wall.

Since the original building was constructed with hollow clay tiles, some design choices had to be revised-such as anchoring certain features to the walls. This newly revitalized space will serve as a venue for multimedia storytelling and as a creative center for Portland Art Museum’s PAM CUT.

Boyland Kia | Portland, OR

The original structure was built approximately in 1974 before being remodeled in 1994 to become a Jaguar Land Rover Dealership. Over time, the building became vacant and dilapidated. This full renovation included demolishing of the original interior, and adding new windows that were cut in to brighten the space. New additions included service drive canopies and customer entry points.

The project included combining new construction materials and matching original ornamental features such as textured exterior walls, re-building the original decorative fence pillars, and some creative repairs to plumb walls and floors that had settled over the decades. The project is now complete and breathes new life into the surrounding area.

MUV Fitness | Troutdale, OR

This massive 126,500 SF space was once a Safeway Grocery store and was originally constructed in 1997. The entire interior is currently being re-built to encompass a full gym, complete with basketball courts, a sauna and hot tub, daycare center, reception area, and open workout spaces. The project highlights creativity, adaptive reuse, and the right team and resources to get the job done.

Final Thoughts

Historical and adaptive use buildings are not just remnants of the past; they are gateways to the future. By preserving the beauty and historical significance of these structures, while adapting them to meet modern needs, we are able to honor cultural heritage while embracing sustainable and innovative approaches to architecture.

Whether it’s a vacant grocery store chain repurposed into a vibrant state-of-the-art gym or a vaudeville adult theatre repurposed as a film and arts space, historical and adaptive use buildings are testaments to the harmonious blend of the past and the present. By understanding the definitions, rules, and regulations that govern their transformation, and by following a systematic approach, we can ensure that these buildings continue to captivate us for generations to come.

If your next historical project is in need of new life, contact us today.

3. What kind of vision for the company in your new role?

My main focus is on continued growth and expanding our market share, but in smart and sustainable ways. Potentially expanding geographically. We’ve got an amazing reputation and are known for maintaining relationships and creating quality buildings. I think it’s important that we never get too comfortable and lose those roots.

6.What advice do you have for aspiring leaders or trailblazers in this industry?

Get exposure through internships to different companies and find the right fit. Find a company that aligns with your goals. Don’t wait for the opportunity to come to you; take it. Be self-disciplined, and self-motivated and understand you’ll have to work much harder in the early portion of your career. It gets easier, but you’ve got to be competitive in everything you do.

     

7. Anything else you’d like to share?

The people here are different in a unique way. We’ve got a special thing going on. I believe we’ve got the best talent in the industry. On top of that, there’s a lot of cross-collaboration between teams which leads to results, you don’t feel like you’re on an island here. I don’t know what the future holds, but I’m beyond excited to find out!

Final Thoughts

Chris, congratulations on your new role! Thank you for sharing more about your journey with Perlo and construction management.

Perlo is hiring. If you’re looking for your next career opportunity, check out our Careers page for current openings.

The words ‘budget’ and bid’ are often used interchangeably, but when it comes to commercial construction, these terms are distinctly different, with important consequences if one is mistaken for the other. Both are integral to project management, but they serve different purposes.

---

The Bottom Line

The budget is an overarching financial plan created to guide the construction process, whereas a bid is a competitive proposal submitted by contractors indicating the price for which they will complete the project or a part of it.

Budgets are usually more flexible and can change as the project evolves, whereas bids are generally fixed and serve as a binding agreement on the price of the project once a contract is signed.

Why the Distinction Between Budget and Bid is Important

There are a few reasons that the distinction between a budget and a bid should be understood:

• A budget is rarely used to form a contractual price. There are some scenarios where a budget may be used as a contract price depending on the procurement method, but this is not typical.

• A budget can be produced based on very preliminary information if a contractor with experience in the particular project type is utilized. A building doesn’t have to be formally designed to create an outline of the potential costs. These early budgets can contribute to:
  • Tenant negotiations
  • Feasibility studies
  • Procuring early financing commitments
  • Preliminary discussions with local jurisdictions for permitting purposes
  • Fundraising efforts

Importantly, the ability of a contractor to create a budget based on preliminary information can save an Owner significant design dollars that don’t need to be spent if the budget determines that a building isn’t the right design/space for the desired purpose.

• Budgets can be modified as designs progress, helping to keep the total project dollars in line with the cost of construction.

• Budgets can be used to explore options and quickly understand price effects prior to sending changes to the architect/engineer to fully design. For instance, a good general contractor can help provide pricing to raise the building height by 4’. This study will likely provide enough information to an owner to determine whether they want to move forward with that option or not, without the investment and time required for design.

In contrast to a budget, a bid is generally presented when all of the data related to a project is known, with the intention of determining the contractual price for the work. An Owner may choose to have a single contractor bid the work, or elect to solicit pricing from multiple contractors. There are benefits to each method of procurement.  

Once bids are received, they can be compared to the latest budget to ensure that the price is as expected. And if the pricing does not align, the discrepancies can be investigated and resolved.

Final Thoughts

Both budgets and bids are critical pieces of construction projects, and they both have their place. When discussing potential projects with a contractor, it’s important to identify whether the ‘price’ should be a preliminary budget, or a firm bid. The process for creating each differs, so clarifying this expectation can prevent misunderstandings.

If you’re considering a project and need a rough idea of the price, contact us now. 

In the contemporary business landscape, a company’s physical infrastructure often parallels its ambitions and goals. Whether it’s renovating an existing space or constructing a new building, the role of a commercial general contractor is indispensable. The decision to hire a reputable commercial general contractor, also known as a non-residential contractor, can be a game changer for businesses seeking to strike a balance between functionality, aesthetics, and cost-effectiveness. In this article, we will explore the myriad of values that such a partnership brings to the table.

---

Building codes serve as essential regulatory tools that shape the built environment we live in. Regulations and standards are put in place by governments or regulatory bodies to guarantee that buildings and structures are safe, healthy, accessible, and sustainable. These codes are crucial to ensuring that these requirements are met. In this post, we will explore the significant impact that building codes have on our man-made environment and how they contribute to enhancing safety, sustainability, and accessibility.

---

Ensuring Structural Integrity

Building codes define standards for the design and construction of buildings to ensure their stability and resistance to various loads, such as wind, earthquakes, and snow. By specifying materials, construction techniques, and structural engineering principles, building codes play a crucial role in ensuring that structures can withstand the forces they may experience.

For example, buildings in the Pacific Northwest are built to withstand seismic activity due to the proximity of the Cascadia Subduction Zone. The requirements for structural designs in this area will differ from other areas of the country where seismic risk is lower. 

Compliance with building codes leads to robust and durable buildings, reducing the risk of collapses and enhancing the longevity of structures.

Achieving Accessibility within Structures

Building codes often include provisions for accessibility, ensuring that structures can be accessed and used by individuals with disabilities. These requirements cover aspects such as:

• Ramps
• Elevators
• Door widths
• Signage
• Parking spaces
• Door hardware
• Restroom sizing

Promoting inclusivity and equal access for all, these codes are backed by the Americans with Disabilities Act (ADA), which was passed by Congress in 1990 and amended in 2008. By mandating accessible design, building codes contribute to creating an environment where people of all abilities can navigate and utilize buildings without barriers. This aspect is vital for promoting equal opportunities and enhancing the quality of life for individuals with disabilities.

Improving Energy Efficiency within the Built Environment

In response to the pressing need for sustainable practices, many building codes incorporate energy efficiency standards. These codes may include requirements for insulation, efficient HVAC systems, lighting, and renewable energy integration. By promoting energy-efficient design and construction practices, building codes contribute to reducing greenhouse gas emissions and conserving natural resources. Energy-efficient buildings not only reduce environmental impact but also offer economic benefits through lower energy costs for occupants.

Many states, including Oregon, have a range of incentives to help building owners implement more efficient systems into their buildings, with programs like Energy Trust of Oregon helping coordinate access to funds.

Overall Health of Building Occupants

Building codes often address aspects related to occupant health and comfort. They may specify ventilation standards, acceptable indoor air quality levels, and requirements for the use of non-toxic materials. These provisions aim to create healthy and comfortable indoor environments for occupants. Adequate ventilation and using low-emission materials reduce the risk of indoor air pollution and associated health issues. In addition to creating healthier living and working environments, building codes encourage the design and construction of buildings with occupants’ well-being in mind.

Influences on Urban Planning and Aesthetics

Influencing the overall urban planning and aesthetic aspects of an area, these often playing a crucial role in maintaining the visual character and coherence of a neighborhood or city. They may include provisions regarding setbacks, building heights, density, landscaping, and other elements that shape the visual character of a neighborhood or city. This ensures that new construction aligns with the existing built environment and does not disrupt the overall aesthetic harmony.

These codes often address façade design, encouraging architectural diversity and quality, which enhances the appeal and livability of urban spaces. Additionally, building codes may include landscaping and open space provisions that promote greenery and contribute to a more pleasant and sustainable urban environment.

Larger than Local Impacts

Building codes often reflect the local context and consider climate conditions, geographical factors, and cultural considerations. However, there is also a growing effort towards global harmonization of building codes, particularly safety standards and sustainable practices. International organizations work towards aligning codes to facilitate trade, promote knowledge sharing, and ensure consistent standards worldwide. This process benefits the construction industry by enabling international collaboration, reducing barriers to entry in global markets, and promoting best practices across borders.

Final Thoughts

Building codes are a fundamental component of the construction industry that significantly shape the world we live in. They play a crucial role in ensuring the safety, sustainability, and accessibility of buildings and structures for people and the environment. They also shape the visual character and coherence of urban areas, promoting aesthetics and urban planning considerations.

Overall they provide a regulatory framework that helps create safer, more sustainable, and inclusive built environments, benefiting individuals, communities, and the broader society.

The construction industry, long known for its reliance on traditional methods and manual labor, is experiencing a profound transformation thanks to the rapid advancement of artificial intelligence (AI) technologies. AI is revolutionizing various aspects of construction, from design and planning to project management and safety. By leveraging the power of AI, the industry is becoming more efficient, productive, and cost-effective.

In this post, we will delve into the significant ways in which AI is changing the construction landscape.

---

Additionally, AI can assist in materials selection by analyzing the environmental impact and recommending sustainable alternatives. This could help foster a greener construction industry. AI can also simulate and analyze vast amounts of data effectively to:

• Identify the most energy-efficient solutions for heating, cooling, lighting, and ventilation systems.
• Utilize local environmental analysis to optimize building orientations, window placements, and insulation levels.
• Evaluate embodied energy, carbon footprint, recyclability, and durability, helping designers make eco-conscious choices.
• Analyze the environmental impact of materials throughout their lifespan, including extraction, manufacturing, use, and disposal.
• Optimize waste management strategies through better material estimation, improved logistics planning, and recycling initiatives.
• Regulate HVAC systems, monitor air quality, and adjust temperature and humidity levels based on real time date and feedback.
• Optimize timing and usage of energy-intensive systems based on grid conditions and electricity pricing to help reduce peak loads and support grid stability.

2. Efficient Project Management

AI is streamlining project management processes, leading to improved efficiency and reduced costs. AI-powered project management platforms integrate various data sources to optimize resource allocation and scheduling, including:

• Construction schedules
• Material inventories
• Workforce availability

These platforms leverage machine learning algorithms to predict project risks, identify potential delays, and optimize task sequences, ensuring smoother operations. Real-time monitoring and analytics powered by AI facilitate proactive decision-making and provide project stakeholders with insights into progress, budget adherence, and potential bottlenecks.

IoT, The Internet of Things, is a network of physical objects embedded with sensors, software and connectivity capabilities that enable them to collect and exchange data over the internet. Everyday items that might include this technology might include:

• Smartphones
• Fitness trackers
• Smart watches
• Home appliances
• Vehicles
• Home security systems/smart doorbells
• Smart TV’s
• Virtual voice assistants (Alexa, Siri, etc)

More specific to construction, IoT systems might include:

• Smart sensors to measure: temperature, humidity, air quality, noise levels
• Sensors on equipment measuring usage, fuel consumption, performance, maintenance requirements
• GPS-enabled trackers on equipment
• Connected cameras with motion detection, video analytics, and access control
• Environmental Monitoring for soil moisture, watering systems, dust and particulate matter, air quality sensors
• Remote site monitoring systems
• Lighting, HVAC, and power usage monitoring

These examples highlight the diverse applications of IoT devices within the construction industry that assist in maximizing project management efficiency. By leveraging IoT technology, construction companies can enhance safety, optimize resource management, streamline operations, and improve overall project efficiency.

4. Quality Control and Safety

AI technologies are enhancing quality control processes, ensuring compliance with specifications and industry standards. Computer vision systems, powered by AI, can analyze images and videos captured on-site to identify defects, measure dimensions, and detect safety hazards. AI algorithms can compare captured data against predefined standards or models, ensuring adherence to quality specifications.  This automated inspection process saves time and enhances accuracy, reducing errors and rework.

AI can also analyze jobsite imagery and sensor data to identify safety hazards and potential risks. Computer vision algorithms can detect unsafe working conditions, such as the presence of unauthorized personnel in restricted areas, lack of personal protective equipment (PPE), or hazardous material handling. AI-powered safety systems can send real-time alerts to supervisors, enabling them to take immediate corrective actions and enforce safety protocols.

In addition, AI algorithms can learn from historical data and identify patterns that lead to accidents or safety incidents, enabling proactive risk mitigation. By analyzing real-time sensor data, AI-powered systems can alert workers and supervisors to potential safety breaches, such as unstable structures or dangerous working conditions.

AI enables the analysis of large volumes of safety-related data to extract meaningful insights. By integrating data from multiple sources, including incident reports, inspection records, and near-miss data, AI can identify patterns and trends that provide valuable safety insights. These insights can help refine safety protocols, develop targeted training programs, and establish best practices for accident prevention.

By integrating these technologies, AI empowers construction companies to improve quality control, detect safety hazards, and create safer work environments. The ability to automate inspections, proactively mitigate risks, and gain valuable safety insights leads to enhanced construction site safety and ultimately reduces accidents and injuries.

Final Thoughts

The construction industry is witnessing a seismic shift with the integration of AI technologies. From design and planning to project management, safety, and quality control, AI is revolutionizing every aspect of the construction lifecycle. By leveraging the power of AI, the industry can improve efficiency, reduce costs, enhance productivity, and create safer working environments.

While challenges and ethical considerations exist, the transformative potential of AI in construction is undeniable. Embracing these technologies will empower construction professionals to unlock new opportunities, drive innovation, and build a sustainable future for the industry.

As summer approaches and temperatures soar, we need to turn our attention towards a critical occupational safety issue that affects thousands of construction workers each year: heat exposure.

Heat, particularly extreme heat, is not merely an inconvenience or discomfort for construction workers; it can be a deadly danger. According to OSHA, between 1992 and 2017, heat stress has killed 285 construction workers in the U.S. and injured far more. However, these statistics are far from the true toll heat takes on the workforce, as many heat-related incidents are underreported.

---

Common Heat Related Illnesses

Heat Stroke

This is the most severe form of heat-related illness and is considered a medical emergency. It occurs when the body’s temperature control system fails, leading to a dangerously high body temperature, usually above 104 degrees Fahrenheit. Symptoms include confusion, altered mental state, slurred speech, loss of consciousness, hot and dry skin, rapid heartbeat, and seizures. Without immediate treatment, heat stroke can cause major organ damage or death.

Heat Exhaustion

This is a serious health problem that can develop from prolonged exposure to high temperatures, especially when combined with high humidity and strenuous physical activities. Symptoms of heat exhaustion include heavy sweating, weakness, cold, pale and clammy skin, a fast, weak pulse, nausea or vomiting, and fainting. If not treated, heat exhaustion can escalate to heat stroke.

Heat Syncope (Fainting)

This typically occurs when a person stands or rises suddenly in a hot environment and experiences a temporary decrease in blood flow to the brain. Symptoms include light-headedness, dizziness, and fainting.

Heat Cramps

These are painful, involuntary muscle spasms that usually occur during heavy exercise in hot environments. They are likely linked to an electrolyte imbalance caused by sweating. The cramps may occur during or after physical activity.

Heat Rash (also known as prickly heat)

This is a skin irritation caused by excessive sweating during hot, humid weather. It can occur at any age but is most common in young children. Heat rash looks like a red cluster of pimples or small blisters. It is more likely to occur on the neck and upper chest, in the groin, under the breasts, and in elbow creases.

Each of these conditions requires varying degrees of medical intervention. In all cases, moving the affected person to a cooler environment, providing fluids, and rest are essential first steps. However, severe conditions such as heat stroke require immediate medical attention. It’s crucial to recognize the signs of these conditions and take immediate action to prevent lasting health issues.

Why Construction Workers Are at Risk

Construction workers are particularly susceptible to heat stress due to several factors. First, the physical nature of the work increases metabolic heat production. Workers lifting heavy objects, operating machinery, or simply being active for extended periods inevitably produce more internal heat.

Second, construction workers are often exposed to direct sunlight, exacerbating the ambient heat. Sunlight not only increases the temperature but also causes sunburns and raises the risk of skin cancer.

Lastly, the personal protective equipment (PPE) necessary for construction work can limit the body’s ability to dissipate heat. Hard hats, heavy boots, gloves, and protective suits, while essential for safety, can also trap heat and hinder sweat evaporation, causing the body to overheat.

Employers should also consider adjusting work schedules to avoid the hottest parts of the day. Where possible, heavier work can be scheduled for cooler early morning hours, and lighter tasks reserved for warmer periods. Technological advancements can also be leveraged. For instance, wearable technology that monitors vital signs can provide early warnings of heat stress, while cooling vests and moisture-wicking fabrics can help regulate body temperature.

Federal Regulations to Protect Workers from Heat Related Dangers

Employers are responsible for creating safe places for workers, including mitigating the effects of the natural environment. Oregon OSHA implemented rules in 2021 strengthening requirements for employers to enact safety measures for workers in extreme heat scenarios.  

To best understand these rules, employers can contact Oregon OSHA for consultations. There are also a myriad of resources on the Federal OSHA page, including posters that can be utilized on jobsites to inform workers and supervisors of their duties and responsibilities.

In general, employers should:

• Provide workers with water, rest and shade
• Build heat tolerance by gradually increasing workloads and taking frequent breaks
• Plan for emergencies
• Teach workers how to prevent heat related illnesses and recognize the signs
• Monitor workers for signs and symptoms of heat illness

Individuals must also take precautions and educate themselves on the risks of heat illnesses, including their own personal risk factors. These may include:

• Obesity
• Diabetes
• High blood pressure
• Heart disease
• Low physical fitness levels
• Certain medications
• Alcohol use
• Drug use

Employees should ensure they’re drinking water, taking designated work breaks, finding shade and acknowledging when symptoms of heat illness may be starting.

Final Thoughts

Extreme heat is a serious occupational hazard for construction workers, leading to severe illnesses and even death. As global temperatures continue to rise, the construction industry must recognize and mitigate the risks associated with heat exposure.

By understanding the dangers, implementing comprehensive heat illness prevention programs, and harnessing the power of technology, we can protect our invaluable construction workforce from the perils of summer’s scorching heat.

Please join us in welcoming Chris and Devin to their new positions. We are so excited to see them continue leading Perlo to new heights. Join us as we learn a little more about them:

---

What was your first project at Perlo?

Devin: I started here with a summer internship and worked on a building in Hillsboro. Dave Wheeler was the project superintendent. I was then hired full time and started as a Field Engineer under Tim Kofstad on the Alderwood Corporate Center project by the airport. Some of that crew evolved into our current superintendents. They (mainly George) would want me to say that I was lucky to be working with them on my first project.

Chris: I actually started with another company, as my degree is in industrial engineering, and didn’t love what I was doing, but they had assigned me to help manage their building expansion and I found myself really enjoying the process. I decided I wanted to pursue construction management as a career, so I interviewed with Gayland and Devin – at an Applebee’s – and about a month later they offered me a Field Engineer position. I worked with Devin onsite at the Village Baptist Church project and…the rest is history.

What has surprised you most about Perlo in the last 10 years?

Devin: There’s never a dull moment. We have grown so much in terms of people, size of project, and product type, but have been able to maintain some of that family feel that existed when I started.

Chris: I’d agree with that. The magnitude and size of projects, how quickly our project sizes grew, how many more market sectors we work in now. When I started, we were all about industrial buildings, but now, we do so much more.

In your kids’ eyes, what do you do for work?

Chris: In my kid’s eyes? I build buildings. They think I do the cool part and actually build the buildings. Swing the hammer, right? That’s what they think I do.

Devin: I have a way different answer. Every day, I go to the place that has a candy bin down by Accounting. A ping pong table, shuffleboard, soda machine, video games, and an office full of fun people.

Chris: You go to Wonderland every day.

Devin: I do. You would hear that answer from my house.

What advice do you have for aspiring leaders or trailblazers in this industry?

Chris: Take on the hard stuff. I think Devin and I have a similar philosophy on that front. You have to be willing to work hard and take on the tasks or projects that others shy away from. Be humble. People can tell when you’re doing things to better yourself, verses doing things because it’s the right thing to do.

Devin: Attitude and effort will overcome most obstacles. Don’t ever give someone a reason to doubt you or question your integrity. Meet all deadlines and play your part to help the cause. And don’t forget that this is a team sport – there are people willing to help and support you if you allow it to happen.

Final Thoughts

We want to take a moment to thank Devin and Chris for their time and congratulate them on their new roles. We have no doubt that they’ll be taking Perlo to new heights.

Knowledge of specific soil types and grades are an essential part of any construction project. Diverse soil types have different properties and based on the project type, certain soil grades are better suited for construction work than others. Builders use a variety of tools and techniques to assess the soil on a construction site and determine its properties, such as its bearing capacity, permeability, and compressibility. This information is then used to design the foundation of the building, which is the most critical part of any structure. The foundation must be strong enough to support the weight of the building and resist any forces that may act upon it, such as wind, water, snow, or seismic activity.

In previous posts, we’ve examined how erosion and sediment control measures go hand-in-hand with state and federal regulations on construction projects. Today, we will discuss the local soil types, why they matter, and how to properly identify these types with your next construction project in mind.

---

Oregon Soil Types

There are thousands of soil varieties all over the world. In Oregon, we have a specific soil type perfectly suited for wine growing, aptly named the Jory soil. The Jory soil is a reddish-colored volcanic soil that is rich in clay, iron, and other essential nutrients that provide excellent growing conditions for pinot noir grapes. In addition to the Jory soil, the state of Oregon has over 2,000 soil types that make it prime for agricultural growth.

Agriculture and winery uses are not the only industries affected by soil types. For example, in construction work, soil types and grades are essential in determining load-bearing capacity for building designations, excavation safety measures, and more.

Soil Categories and Types

There are various types of soil that include:

Most soils are a combination or mixture of clay, silt, and sand, and although its composition cannot be fully identified in the field, it still can be evaluated in a few different ways. In addition to types of soil, there are two characteristics of soil:

Cohesive soil is made up of fine particles and contains enough clay to stick to itself. The more clay in the soil, the more cohesive it is and the less likely it is to cave in.

Granular soil, on the other hand, is made up of coarse particles like sand or gravel and will not stick to itself. The less cohesive the soil, the more measures are needed to prevent a cave-in.

Soil Classifications

There are four types of soil classifications:

• Solid Rock
• Type A
• Type B
• Type C

Type A soil is the most stable for excavation, while Type C is the least stable. It’s important to note that a single utility trench, for example, may cut through more than one type of soil.

Type A

Type A soil is identified as cohesive and has a high, unconfined compressive strength, with a minimum of 1.5 tons per square foot. Examples of this type of soil include clay, silty clay, sandy clay, and clay loam. However, soil cannot be classified as type A if it has been previously disturbed or is currently fissured, has water seeping through it, or is subject to vibration from heavy traffic or pile drivers.

Type B

Type B soil is cohesive but not as well-bound as Type A soil. It is frequently cracked or disturbed and may have pieces that do not stick together well. The unconfined compressive strength of Type B soil is medium, ranging from 0.5 to 1.5 tons per square foot. Some examples of Type B soil are angular gravel, silt, and silt loam, as well as soils that are fissured or near sources of vibration but could otherwise be classified as Type A.

Type C

Type C soil is the least stable type of soil, consisting of granular soils with non-sticky particles and cohesive soils with an unconfined compressive strength of 0.5 tons per square foot or less. Examples of Type C soil include gravel and sand. Soil with water seeping through it is also classified as Type C soil, regardless of its other characteristics.

Determining Soil Types

When determining which soil type is found at the construction site, OSHA uses a measurement called “unconfined compressive strength” to classify each type of soil. This measures the amount of pressure that would cause the soil to collapse and is usually reported in tons per square foot. A competent person should complete the following tests to determine which type of soil before construction begins:

The Pencil Test

Also called the plasticity test, this is an easy way to determine how cohesive the soil is. The test is done by rolling a moist sample of soil into a thread that is about 1/8 of an inch thick and 2 inches long–to resemble a slim pencil. If the sample does not break, it is cohesive.

The Thumb Penetration Test

This can be used quickly to estimate the compressive strength of the soil sample. To test soil type, press your thumb into a fresh clump. Type A takes great effort to indent, Type B sinks to the thumbnail, and Type C sinks all the way. The results of this test may vary.

Pocket Penetrometer Test

This small piston device offers a numerical measurement, although results may vary based on soil samples. To carry out the test, insert the piston into the soil until it reaches the marked line. After that, obtain the reading from the scale indicator. Please note that if the soil has rocks or pebbles, which cannot compress, the penetrometer might produce inaccurate results.

As you can see, there are numerous tests that can be performed to determine soil types; however, results are not always 100% accurate. To ensure worker safety, OSHA suggests conducting at least two tests to determine the appropriate methods for sloping, benching, or shoring to prevent cave-ins.

Final Thoughts

In conclusion, soil types and soil grades have played a significant role in the history of construction work, and they continue to be important today. By understanding the properties of the soil on a construction site, builders and contractors can ensure that their structures are safe, stable, and built to last for generations to come.

If you need an expert opinion or consultation on your new construction project, please contact us, and our dedicated team and project managers can help you build it right.

Since 1956, Perlo Construction has completed over 170,000 square feet of winery space, and we continue to partner with some of the most innovative and exceptional leaders in the wine industry to create exquisite and modern buildings that last the test of time. Our latest in-progress winery project for the Owners, Vinovate Wine Services, is no exception. Vinovate is a community-focused custom crush winery capable of producing 40,000 cases of wine annually. They purchased 66 acres of land from local owners who wished for it to be used agriculturally due to the rich volcanic and sedimentary soils and surrounding residential homes.

In this post, we will explore the symbiotic and community building relationship this winery project has become for the community of Newberg, Oregon.

---

Eco-Friendly Methods for Wine Production

Vinovate’s winery, which will be completed by Harvest 2023, has become a symbiotic project involving community, collaboration, and eco-diversity. The Owners, Rob Townsend, Pamela Turner, Bryan Weil and Scott Baldwin, came to Perlo to help bring their 24,000 square foot steel framed dream to life.

The site’s unique features presented opportunities for our team to be creative and continue the Owner’s vision of a first-class, eco-friendly project. Some of these features include the position and angle of the site–which is east-facing. This positioning provides better protection against wildfires, and the stratified volcanic and sedimentary soils beneath are perfect for growing agricultural crops—especially pinot-noir grapes.

“Wines made from grapes grown in volcanic soils can have varied and complex flavor profiles.”

The site’s sloped position also means that it doesn’t have to be irrigated. The Owners are utilizing eco-diverse methods of rainwater harvesting and processing of wastewater to reuse for onsite landscape irrigation and farm equipment cleaning. In conjunction with the eco-friendly theme, Perlo has also focused on early erosion control by planting seeds to keep the soil intact and greenery lush by the time of opening.

Symbiotic Relationship Within the Neighborhood

---

“I’ve been working with Perlo on this winery project for almost two years now and can’t say anything but great things about the company and team of employees I’ve been working with. I’ve built multiple wineries and multiple tasting rooms during my winemaking career and this by far has been the most positive experience because of how professional Perlo is and how they are able to make these larger projects happen on tight timelines. I would highly recommend Perlo.”

Brian Weil | Owner

---

Overcoming the Odds

Despite many ongoing successes throughout the project, our project and job-site teams had to overcome several challenges. These included coordinating the following:

• Expedited pre-engineered metal building design & procurement,
• Upgrading power from single-phase to three-phase
• New on site well water treatment, storage, and pumps,
• New septic treatment system & leach field,
• New process wastewater treatment system & sprinkler field,
• Solar panel coordination with electrical gear and utility companies,
• Wine processing equipment,
• Sloped concrete floors and concrete retaining walls throughout,
• Delayed permitting, pushing the project to start during extreme winter weather conditions that included snow, wind, and heavy rains.

Regardless of the challenge, Perlo prides itself on taking problems and finding solutions. As a result, we maintained schedule and completed our pours with strategic timing regarding weather conditions and careful planning. We also helped the Owners and Subcontractors navigate the electrical gear shortage with our deliberate pre-planning and scheduling process.

Final Thoughts

Perlo has built a name for itself as a top local winery construction firm. Our extensive resume in this market gives us a unique look into the scope of the work and its potential challenges before shovels hit the dirt. Each project has unique needs and design aspects; likewise, each client has different preferences and styles. At Perlo, we don’t just build for our clients; we partner with them and take as much pride in the result as they do.

Our teams know how to deliver to our clients the superior projects they envision within their budget and schedule. If you need a best-in-class commercial contractor to build your next winery project, give us a call.

The Pacific Northwest region of the United States has long been known for its natural beauty, strong technology and manufacturing sectors, and progressive values. As the region continues to grow and evolve, real estate owners and investors must adapt to changing market demands, incorporate sustainable and resilient design features, leverage new technologies, and meet the needs of changing demographics.

In this blog post, we will explore how repositioning real estate assets can help meet these challenges and position owners for success in the dynamic Pacific Northwest market.

---

More than 1 billion square meters of office space globally will need to be retrofitted or converted to new uses by 2050.

Shifting Market Demands: Adapting to a Hybrid Work Model

The COVID-19 pandemic has upended many traditional ways of working and living, and the Pacific Northwest is no exception. The office market had hit a 30-year high of 17.3% vacancy at the end of 2022, according to CBRE. With the trend towards remote work and the rise of the hybrid work model, demand for traditional office space continued to decline. However, this does not mean that the office market will disappear entirely. As of March 2023, office occupancy has returned to about 50% of pre-pandemic levels. Real estate owners and investors must adapt to changing market demands by repositioning existing office and industrial assets to accommodate a hybrid work model.

Global real estate giants like JLL see the office market remaining challenging, but with less new construction of this product and a continued, although slow, return to the office, it is not obsolete. Give the increased age of the buildings, regardless of the continued use, JLL predicts that, “more than 1 billion square meters of office space globally will need to be retrofitted or converted to new uses by 2050.”  

Sustainable and Resilient Design: Meeting the Challenges of Climate Change

The Pacific Northwest is known for its natural beauty and progressive values, but it is also seeing an increase in natural disasters such as earthquakes, wildfires, and floods. Additionally, workers are demanding more eco-friendly workplaces. In order to increase the resilience of real estate assets in the face of these challenges, it is important to incorporate sustainable and resilient design features into new and existing buildings. One way to do this is by incorporating earthquake-resistant design features such as:

• reinforced concrete or CMU walls,
• foundation anchors, and
• flexible framing systems.

We detailed the importance of and logistics to complete seismic upgrades in a previous article here.

Related to fire risk, defensible space around buildings, such as fire-resistant landscaping and fire breaks, can help protect buildings from wildfires. Evaluating fire resistant building materials, such as concrete, metal roofing and other details, can aid in preventing the spread of fires, as well.

Leveraging New Technologies: Staying Ahead of the Curve

The Pacific Northwest is home to many leading technology companies, and as such, there is a high demand for buildings that can support the latest technologies. Real estate owners and investors who are able to incorporate these technologies into their buildings may be better positioned to attract tech tenants and stay ahead of the curve.

One way to do this is by incorporating high-speed internet connectivity, such as fiber-optic internet, into buildings. This can help attract tech tenants who require reliable and fast internet connections. Additionally, smart building systems that incorporate internet of things (IoT) technology, such as sensors and automation systems, can help improve energy efficiency and reduce operating costs.

What is the ‘Internet of Things’?

The Internet of Things (IoT) describes physical objects embedded with sensors and actuators that communicate with computing systems via wired or wireless networks—allowing the physical world to be digitally monitored or even controlled. For example, automated vacuums, self-checkout counters, autonomous vehicles, etc.

Changing Demographics: Meeting the Needs of a Diverse Population

The Pacific Northwest is becoming increasingly diverse, with growing populations of immigrants and younger generations. Real estate owners and investors who are able to adapt to these changing demographics may be better positioned to capture new market opportunities.

One way to do this is by repositioning existing retail assets to meet the needs of specific cultural groups. For example, a shopping center may cater to a particular ethnic group by including stores that offer culturally-specific products or services. Multi-generational housing that allows extended families to live together may become more popular as the population ages and becomes more diverse.

Another way to meet the needs of a diverse population is by repositioning existing office assets to support co-working or collaboration among entrepreneurs and small business owners. This can help create a sense of community and support for these individuals, who may be underrepresented in the traditional business world.

Final Thoughts

Repositioning real estate assets can be a powerful strategy for real estate owners and investors in the Pacific Northwest region of the United States. By adapting to changing market demands, incorporating sustainable and resilient design features, leveraging new technologies, and meeting the needs of a diverse population, owners and investors can stay ahead of the curve and position themselves for success in this dynamic market.

By repurposing assets, adding earthquake-resistant features, and integrating smart building technology, real estate owners and investors can create value for themselves and their tenants while contributing to the long-term health and vitality of the region.

Perlo is a Pacific Northwest regional commercial general contractor that specializes in both new, non-residential construction and renovations. If you are considering repositioning one of your real estate assets, please contact us today.

At Perlo, we believe in investing in our people, fostering a culture of growth and development, and take immense pride in the achievements of our team members. Recently, two employees were promoted to Perlo’s Executive Leadership Team due to their hard work and unwavering determination. Today, we share the stories of our newly promoted Vice President’s: Chris Culbertson and Thomas Quesenberry. We will showcase their experiences and demonstrate the potential for hard working individuals to combine their work with the countless personal and professional developmental opportunities Perlo provides to rise to the highest of heights.

---

“I always want to work harder, but Perlo does a great job of establishing a balance between work and home life.”

He advises those seeking leadership positions: “Stay committed to working hard, building strong relationships, and being a trustworthy resource for clients. You should truly want to help people, because they will appreciate the support and think of you for their next project. Lastly, if you have ideas, you’ve got to speak up. To be heard you have to say something.” For Thomas, working at Perlo is a chance to build something lasting with the freedom to pursue the projects and clients of one’s own interests, allowing for a wide range of possibilities.

“Keep pushing. It may sometimes feel like no one notices your efforts, but people do notice, and they will reward your hard work—keep at it.”

As Perlo Construction has grown and evolved, Chris remains excited about the future of the company and any challenges that lie ahead. Chris’ inspiring story is one of commitment and a willingness to adapt to change, in addition to his humble leadership. His desire to learn and grow within the company has made him an invaluable member of the Perlo Construction team.

Final Thoughts

We are proud to congratulate Chris Culbertson and Thomas Quesenberry on joining the Executive Leadership Team and are excited to see their impact on Perlo’s future success. We recognize their hand in mentoring our growing team of estimators and project managers. Their promotion will continue the company’s ongoing success and growth for years to come.

If you are interested in paving your own path here at Perlo, visit our Careers page to learn more about our current openings.

---

What is your soon to be ending role?

I’m the Director of Safety for Perlo Construction, which means I oversee our corporate safe work practices and policies, including compliance with federal, state, and local rules and regulations related to safety in our office and on our jobsites. I manage our dedicated safety professionals who are a committed resource for our construction supervisors and crews. I coordinate and deliver safety-related training with an emphasis on making it relevant to our employees, both in the office and on the jobsites. I’m also responsible for incident/injury investigations.

How did you get into safety?

What have you seen change in your time managing safety programs, in general?

Certainly, industry-wide there is a greater emphasis on construction safety in recent years. Not only from a total worker health perspective, but as a demand from clients to improve. There’s also more emphasis placed on organizations to have better safety scores (lower EMR, total recordable incident rates, etc). This is being driven by public and private clients, as well as insurance companies.

There’s also been a greater emphasis on credentials for safety professionals; for instance, CHST (Construction Health Safety Technician) is basically a minimum requirement now, replacing the once minimum qualifications of OSHA 10 and OSHA 30. For a lot of employers, ASP (Associated Safety Professional) and CSP (Certified Safety Professional) are desired. The CSP is basically the highest-ranking certification for safety out there. There’s a lot more emphasis from our clients as well on having safety professionals be credentialled at the higher levels.

Perlo has all of our Field Safety Coordinators working on obtaining their CHST.

What have you seen change with Perlo’s safety program in your time here?

A lot! To begin with, it was pretty informal prior to my role beginning. One individual took care of the administrative aspects of safety for Perlo, so we had a safety manual and the basic reports covered. Our lead field superintendent managed the field component for investigations and compliance, but there wasn’t an audit system at all. When I was hired, we had about 20 superintendents and now we have 45+. So, our workforce has grown substantially. And our safety team went from just me to now having 6 safety professionals. As far as other changes, there’s more formality now with compliance. For example, we have a safety management software that helps us audit and track safety scores and training records, including our incident/injury reports, etc.

When I got here, there was a safety incentive program, but it has since been expanded extensively. We used to give out just high-viz men’s shirts as awards, but now we have tons of swag, and even do lunches for 100% safety audit scores. All of our foremen, superintendents, project engineers, project managers, and executive team members are OSHA-30 certified as well. Safety overview audits are now being done by all project engineers, managers and executive teams on a monthly basis. All of this has basically led to more accountability for safety both in the field and in the office.

Safety training has also greatly improved overall. We have a much bigger awareness and understanding as a company about how important it is. We also created a safety committee in the last few years to make sure we have involvement from a wide variety of field members.

What are you most proud of with regards to your career in safety?

The relationships that I’ve built with our employees. They see the Safety Department more as a resource and not just as the ‘bad cop’ for safety-related topics. I have a lot of discussions with employees that are outside of work topics. It’s cool to be a resource and mentor that’s available no matter what the concern or crisis is. For me, that’s really rewarding, and I try to instill in our safety coordinators that you need to build those relationships first, then you can use those to help motivate workers to enact safe work practices.

Why do you think it’s so hard for people to think about working safely?

I think construction in general is a “Type A” industry, and there is still a taboo associated with working safely. People still want to be ‘tough’. There’s also a huge emphasis on production over safety. I’m really proud that our culture is changing in that regard, but the industry still has a lot of people that value production over safety and don’t realize that you can still prioritize both. The reality is that you can still have a productive jobsite that is also safe. A safe, clean site leads to efficient production, less off-work time, higher morale, etc.

You want people to appreciate what they’re working for, and it’s not necessarily what they have at work, but it’s what they have at home.

What challenges do you see for our industry with regards to safe work practices?

Definitely, tighter project budgets. It makes it hard for people to prioritize safety when cost is a huge driver. Also, increasing regulations from the federal and state governments. For example, there are new heat related policies that require work to stop in certain conditions. The government has to take action because accidents and deaths have occurred from these, and Federal OSHA has to paint with a broad brush. So, regulations are getting tighter and tighter, and this isn’t a bad thing, but it is a challenge. We now have to look at full personal health, so noise exposure, chemical exposure, wildfire smoke, silica, etc. We now have to take action at much lower thresholds than before, and this does affect production, for sure. Suppose your options are to stop work or put everyone in a respirator during wildfires. In that case, the work is going to slow down significantly.

The other real challenge is that today’s workers coming into the workforce have much less exposure to physical labor than in past generations. You don’t necessarily have people that have worked in a rural environment with their hands. Instead, they’re used to being indoors on gaming systems or things like that. Then they’re entering a very physically demanding job without the knowledge and stamina built-up from the get-go.

I tell people at orientation that construction is hard work. If you aren’t tired and sore at the end of the day, you’re probably not working hard enough. Sore muscles aren’t an injury, and you need to know the difference. And people can build up that stamina, but it’s going to take a while. Technology is great, but we have so much of it now that people are generally less prepared to enter a labor-intensive trade like construction.

What is the biggest ‘lesson learned’ you’ve had in your career? 

I don’t know if it’s a lesson, but it’s a reality that you never can know everything about construction safety. It’s always evolving, especially as a General Contractor; we work with so many subcontractors that have new practices we can learn from. There are always new processes, policies, and practices. You can never know it all. It changes all the time.

What will you miss most about your work here?

The people, most definitely. Those relationships.

What are you looking forward to in retirement?

I’m really looking forward to having more time freedom. I think it will be nice to also not have to carry two phones and be worried about what phone call you might get. Safety is 24/7 job, and I’ve always looked at it as my responsibility to be available when the phone rings. I do get those calls during off hours or weekends, and that can wear on you. You can’t really step away entirely, and that’s a lot of my own ‘fault’ because I’m passionate about what I do and hold myself accountable to be available.

What do you want to share as parting words with us?

I look back at my time here with Perlo, and it’s a really special workplace. There is such an investment made to keep workers connected and truly make our workplace a fun place to be, which is engaging and social. Yes, we work hard, but there are a lot of rewards for doing that. To have an organization that makes so much effort to make people feel welcome and be social so that they’re heard and have an opportunity to participate both in and outside of work activities. That’s really what makes Perlo special–and I’m going to miss it.

Final Thoughts

We want to thank Dennis for taking the time to not only share his work and experience at Perlo, but to reflect on the faithful 8 ½ years of service that he has dedicated much of his time to. Dennis will be retiring in June, and his leadership and legacy will very much be missed.

If you’re interested in a career in construction, take a look at our Careers page for more information!

Construction in areas of restricted airspace is a complex and highly regulated process that requires significant planning and coordination to ensure safety and compliance. In this blog post, we will discuss the challenges and regulations associated with construction in restricted airspace areas, as well as some best practices for ensuring the successful completion of construction projects.

What is Restricted Airspace?

Restricted airspace is a designated area where the flight of aircraft is either prohibited or restricted due to safety or security concerns. These areas can include military airspace, national parks, wildlife refuges, and other sensitive areas where aircraft operations may pose a risk to public safety or national security. In the United States, restricted airspace is designated by the Federal Aviation Administration (FAA) and is typically marked on aviation charts and maps.

Challenges of Construction in Restricted Airspace

Construction in these areas poses unique challenges compared to projects in unrestricted airspace. Some of these challenges include:

Construction projects within restricted airspace must comply with FAA regulations to ensure safe and legal operation.

Regulations for Construction in Restricted Airspace

The FAA has established strict regulations to ensure safe and legal operation. These regulations include:

---

At a recent project in Burlington, Washington, our team members installed bird mitigation with Hexprotect in the swale on our site. This high-density polyethylene product floats on the top of the water so that birds avoid landing in it – or, more troubling – taking off from the water and disrupting air traffic.

---

Best Practices for Construction in Restricted Airspace

To ensure successful completion of construction projects in restricted airspace, it is important to follow best practices that have been developed based on years of experience.

Some of these best practices include:

1. Early Planning and Coordination

The planning and coordination of the project with the aviation authorities should begin as early as possible in the project planning process. This allows for a thorough understanding of the specific requirements and regulations that must be followed and ensures that all necessary authorizations and approvals are obtained in a timely manner. The first step in a given project that may be impact airspace includes the completion of an aeronautical study to review impacts to flight patterns, either temporary or permanent. Documentation should be kept onsite during construction. Planning should also be inclusive of the project team members, including crane operators, who may need to adjust their strategies for material placement. 

2. Communication with Aviation Authorities

To ensure that the construction project can be safely completed without affecting airspace operations, effective communication with aviation authorities is essential. During the construction process, this will include providing timely notice of temporary flight restrictions, coordinating with air traffic control, and establishing clear communication channels for any issues that may arise.

3. Safety Protocols

The establishment and implementation of safety protocols is critical for ensuring the safety of workers and users of the airspace. Among these steps are the use of specialized equipment designed to minimize interference with airspace operations, the establishment of exclusion zones around the construction site, and the implementation of safety protocols for workers and equipment.

4. Environmental Protection

In order to protect sensitive ecosystems and wildlife habitats, construction projects in restricted airspace must comply with environmental protection regulations. For example, monitoring and mitigation measures to minimize disturbances to wildlife may be implemented, or construction activities may be restricted during certain seasons.

5. Experienced and Qualified Team

Construction projects in restricted airspace require a team with specialized knowledge and experience. This includes personnel who are familiar with FAA regulations, aviation safety protocols, and environmental protection regulations. It is also important to work with contractors who have experience completing similar projects in restricted airspace.

Final Thoughts

Construction in restricted airspace areas requires significant planning, coordination, and compliance with FAA regulations to ensure safety and legal operation. Effective communication with aviation authorities, establishment of safety protocols, and compliance with environmental protection regulations are all critical for successful completion of construction projects in restricted airspace. By following best practices and working with an experienced and qualified team, construction projects in restricted airspace can be safely and successfully completed.

If you have a project near restricted airspace, contact our teams today for assistance.

Refrigeration is an essential aspect of food processing, allowing food to be stored safely and preserved for longer periods of time. Refrigeration systems are used in a variety of food processing applications, including meat and poultry, dairy, and fruit and vegetable processing. Designing and constructing an effective refrigeration system for food processing projects requires careful consideration of several critical elements. In today’s article, we will discuss each of these elements in detail and explore how they contribute to an efficient and effective refrigeration system.

---

2. Critical Support: The Condenser

The condenser is responsible for removing the heat from the refrigerant gas and turning it into a high-pressure liquid, which is better suited for removing heat from the refrigerated space. The condenser typically consists of a series of coils or tubes that are cooled by air or water. As the refrigerant gas passes through the condenser, it gives up its heat to the surrounding environment and condenses into a high-pressure liquid.

The choice of condenser type will depend on factors such as the size of the refrigeration system, the type of refrigerant used, and the available cooling source. For example, air-cooled condensers are typically used in smaller refrigeration systems, while water-cooled condensers are used in larger systems where a continuous source of cooling water is available. If the condenser is not working correctly, the refrigerant will not be able to give up enough heat, resulting in inadequate cooling of the refrigerated space and potentially compromising the safety and quality of the stored food products.

4. The Refrigerant Flow Regulator: The Expansion Valve

The expansion valve is responsible for regulating the flow of refrigerant into the evaporator, which controls the amount of cooling that is delivered to the food or product. The expansion valve typically consists of a small, metering device that regulates the flow of liquid refrigerant into the evaporator. In larger systems where precise control over the refrigerant flow is required, electronic expansion valves are needed. The more common types of expansion valves include thermostatic expansion valves, which are used in small to medium-sized refrigeration systems.

6. Preventing Heat Transfer: The Insulation

Insulation is critical for preventing heat transfer between the refrigerated space and the outside environment. Choosing the appropriate insulation will depend on factors including the desired operating temperature range, the size of the system, and the amount of space available for insulation. Two common types of insulation used in food processing applications include rigid foam insulation, which provides high thermal resistance and is easy to install, and spray foam insulation, which is more expensive but provides superior insulation performance and better air sealing.

Importantly, insulation must be considered for the entire space, including the refrigeration equipment, the walls, ceilings, and floor. Concrete slabs for instance, must have insulation below with heating of the slab to prevent the concrete from freezing and ‘heaving’ – where the slab expands uncontrollably and loses shape.

7. The Brains of the Operation: Control Systems

Control systems are essential for maintaining the desired temperature and humidity levels within the refrigerated space and predictably consists of a thermostat or temperature sensor that monitors the temperature in the refrigerated space, as well as a controller that adjusts the operation to maintain the desired temperature.

The choice of control system will depend on factors such as:

• The desired level of control and automation
• The volume of the refrigeration system
• The available budget

There are common types of control systems that include simple thermostats to more sophisticated digital controllers that can be programmed to adjust refrigeration system operations based on time of day or product load.

8. Even Distribution: Air Circulation

Proper air circulation is necessary to ensure that the refrigerated air is distributed evenly throughout the space. The choice of air circulation system will depend on the capacity and layout of the refrigerated space and the level of control needed.
Common types of air circulation systems used in food processing applications include:

• Natural convection- this relies on the natural movement of air to circulate refrigerated air
• Forced-air systems- this uses fans to distribute refrigerated air more evenly throughout the space

9. Proper Waste Removal: Drainage

Proper drainage is essential to prevent moisture buildup within the refrigerated space. Improperly dealt with, moisture build-up can lead to mold and other issues. Types of drainage systems used in food processing applications include gravity drainage, which relies on the natural flow of water to drain moisture away from the refrigerated space, and pump-assisted drainage, which uses a pump to remove moisture from the space more quickly and efficiently.

10. Shining a Light on the Matter

Adequate lighting is necessary to facilitate operations, as well as inspection and maintenance activities within the refrigerated space. The choice of lighting will depend on various factors that include the overall volume and design of the space and available budget. Common types of lighting used in food processing applications include:

• Fluorescent lighting, which provides bright, uniform lighting at a low cost
• LED lighting, which is more energy-efficient and has a longer lifespan than fluorescent lighting

Lighting controls are often installed with occupancy sensors so that lights will turn on and off automatically, conserving energy while still providing occupants with the necessary lighting to navigate the area.

Considering All Elements

Designing and constructing an effective refrigeration system for food processing projects requires careful consideration of the above elements. Each of these plays a vital role in ensuring that the refrigeration system is reliable, efficient, and effective
in maintaining the required temperature and humidity levels for food safety and quality. To adequately deliver these spaces, expertise is required in several fields, including mechanical engineering, electrical engineering, and refrigeration technology. It is essential to work with experienced professionals who understand the unique challenges and requirements of food processing applications to ensure that the refrigeration system is designed and constructed to meet the specific needs of the products.

Regular maintenance and inspection are necessary to identify and address issues before they become major problems, and proper repair and replacement of components are essential to ensure that the refrigeration system operates at peak performance. Several other factors should be considered when designing and constructing a refrigeration system for food processing projects, including:

• Safety considerations, such as proper ventilation and leak prevention
• Environmental concerns, such as utilizing environmentally friendly refrigerants, efficient insulation and lighting systems, as well as controls

Final Thoughts

Overall, the design and construction of an effective refrigeration system for food processing projects requires a comprehensive understanding of the various critical elements and factors that contribute to its performance and reliability. Working with experienced professionals and incorporating best practices and industry standards can help ensure that the refrigeration system meets the unique needs and challenges of food processing applications and delivers safe, high-quality, and cost-effective refrigeration solutions.

Whenever we win a project at Perlo, we follow the ancient tradition of ringing a bell to celebrate. It’s an opportunity for our employees to come together to hear the story of how we achieved the work, who will be the project team, and more. Bell ringing has a long and storied history that dates back centuries. It’s a tradition that has endured through the ages and has been embraced by cultures worldwide. Bell ringing has been essential in many societies, including the ancient Greeks, English and Americans.  

Today we will explore the history behind this ancient tradition and why we use bell ringing to celebrate our wins here at Perlo Construction.  

---

The Origins of Bell Ringing

The origins of bell ringing are somewhat murky, with various theories and legends surrounding its inception. One popular theory is that it originated in ancient China, where large bronze bells were used for timekeeping and as a means of signaling important events. It is believed that this practice spread to other parts of Asia and eventually made its way to Europe. Bells were also used in ancient Greece and Rome to signal the start of games and other events. In addition, some cultures once believed the sound of the bell could ward off evil spirits and bring good luck.

Final Thoughts

If you’d like to be a part of our award-winning bell-ringing team, visit our careers page, or contact us with your next commercial construction project you want the winning team to build right.  

Additionally, roughly $25 million of our annual revenue to date is completed by our elite Special Projects Group, which is a dedicated cohort of project managers and superintendents that work exclusively on small repairs, renovations, tenant improvements and sustaining projects in every market sector we serve. Today, we will explore the history and growth of our talented Special Projects Group (SPG). They serve an important role in our organization, and they are often the backbone of developing new relationships, maintaining existing ones, and providing excellent customer service to our clients for the lifetime of their buildings. 

---

The Inspiration for SPG

The Special Projects Group was formally established in 2009 when Perlo’s ownership saw a need to better serve our customers between large building projects. Perlo would be commonly called out to expand a building or build an additional structure for a past client and, while touring their facility, discover that they’d hired a smaller contractor to complete minor renovations in between. It wasn’t that they didn’t want to use Perlo; it was that they didn’t think we would be interested in such small work. Unfortunately, the quality these owners received for these smaller projects was often poor. 

Thus, an idea was born: a dedicated group of project managers and superintendents that worked specifically on smaller projects, including repairs, renovations, tenant improvements and sustaining projects. 

Small Beginnings for SPG  

The ideation for this group was given to a two-person team in 2009. Armed with company resources and empowered to establish the department’s structure and flow, the two created a framework and performed small projects to the tune of $250,000 in revenue in the first year. Projects within the department included all kinds of small repairs, such as: 

A Trajectory of Growth  

Following SPG’s creation in 2009, the group continued to grow and expand their volume, nearly doubling revenues each consecutive year. As the group grew, their processes refined, and the department structure became more precise, efficient, and highly effective. By 2018, the department had grown to nearly $ 17 million in annual revenue, with four full-time project managers and six field superintendents regularly completing these small construction projects for both current and new clients. Projects also continued to grow in technicality and complexity, including: 

With a 24/7 emergency line, customers could call anytime for regular work, including emergency repairs. Some of these projects have included: 

In addition to these larger emergencies, SPG regularly completes repairs on existing spaces from vehicular collisions, damaged truck docks, forklift collisions at interior columns, and even a couple of building repairs due to trains colliding with exterior walls! For example, during the extreme 2021 winter storm, we promptly responded to six roof collapse emergencies and quickly repaired the majority.

Final Thoughts

Perlo’s Special Projects Group is available any time for repairs, renovations, tenant improvements and sustaining work. If you need these types of repairs, you can call us anytime at 503.624.2090 or email spg@perlo.biz to get connected today.   

---

5 Reasons Why Increasing Safety Isn’t Prioritized

3. Lack of Education

Another reason why people resist efforts to create safe jobsites is a lack of education. Some workers and contractors may not be aware of the hazards present on a construction site and the steps that can be taken to mitigate them. This can lead to a false sense of security and a lack of action to ensure safety. Providing education and training can help to alleviate this issue.

4. Lack of Enforcement

Even when safety measures are put in place, they may not be enforced properly. This can occur when there is a lack of oversight or accountability. Some contractors may choose to overlook safety violations in order to keep the project moving forward. Additionally, some workers may not follow safety protocols if they do not see their coworkers doing so. Proper enforcement and accountability are essential for creating a culture of safety on a construction site.

5. Resistance to Change

Finally, resistance to safe jobsites may occur simply because people are resistant to change. Some workers and contractors may be used to working in a certain way and may be resistant to implementing new safety measures. This can be especially true for seasoned workers who have been in the industry for a long time. It is important to provide education and training to help workers understand the importance of safety measures, and to address any concerns they may have about implementing new protocols.

Overcoming Resistance to Increasing Safety on Jobsites

Some possible solutions to overcome the resistance to safe jobsites in construction are:

Enforcement

Proper enforcement and accountability are essential for creating a culture of safety on a construction site. This can include holding workers and contractors accountable for safety violations, implementing consequences for non-compliance, and ensuring that safety protocols are being followed at all times.

Technology

The use of technology can also play a role in creating safe jobsites. For example, the use of sensors, drones, and other monitoring devices can help identify potential hazards and allow for real-time monitoring of safety conditions.

Resources Available for Education and Training

There are many resources available that contractors can use to enhance their safety programs. Here are some examples:

These are just a few examples of the many resources available to contractors to enhance their safety programs. By taking advantage of these resources, contractors can improve the safety of their workers and ensure the success of their projects.

Final Thoughts

Creating safe jobsites in construction is essential for the well-being of workers and the success of projects. However, resistance to these efforts can occur due to cost, time, lack of education, lack of enforcement, and resistance to change. By addressing these issues and prioritizing safety, we can create a culture of safety in the construction industry and prevent accidents and injuries.

Ultimately, creating safe jobsites in construction requires a collective effort from all parties involved. While there may be resistance to implementing safety measures, the long-term benefits of investing in safety far outweigh the short-term costs. By prioritizing safety, we can ensure that workers are protected, and that projects are completed efficiently and successfully.

---

Weather-Related Challenges and Solutions in Coastal Construction

One of the biggest challenges of construction on the Pacific Northwest coast is the weather. The region is known for its rainy and windy climate, which can make it difficult to work outdoors or properly execute on elements such as concrete pouring and painting. Heavy rain can cause soil erosion, and high winds can make it dangerous to work at heights. Additionally, extreme storm events can cause significant damage to buildings and construction sites.

Astoria, located on the Northern coast of Oregon, experiences average rainfall of around 70” per year. Even during the driest month of July, Astoria still averages .8” and 8 days of rainfall. To mitigate these weather-related challenges, builders on the Pacific Northwest coast use a variety of techniques.

Contractors must also utilize extensive temporary protection measures, which may include creating tented spaces, or using out-of-the-box scheduling strategies to erect shell structures prior to pouring interior slabs.

Adapting Construction Plans: Balancing Environmental Concerns with Building Needs

In addition to weather-related challenges, construction on the Pacific Northwest coast also faces unique environmental challenges. The region is home to a diverse array of plant and animal species, many of which are protected by state and federal laws. Builders must take care not to disturb these species or their habitats during construction.

To address these environmental challenges, builders may work with environmental consultants and other experts to develop plans for minimizing the impact of construction on the local ecosystem. This may involve installing erosion control measures, such as silt fences or straw wattles, to prevent soil from washing into nearby streams or wetlands. Builders may also need to modify construction plans to avoid sensitive areas or to provide alternative habitats for displaced wildlife.

Logistical Challenges and Solutions in Rural, Coastal Locations

In addition to environmental challenges, construction on the Pacific Northwest coast also faces logistical challenges. The region’s remote location and rugged terrain can make it difficult to transport materials and equipment to construction sites. This can increase costs and slow down construction schedules. These challenges will largely depend on the size and complexity of the work, as well as materials required.

To overcome these logistical challenges, builders may investigate and implement a variety of transportation methods. For extremely large materials, barges or helicopters may be used. Road transportation is the most common option for deliveries, but coordination for off-loading, road expansions and other modifications may be necessary.

Ideally, contractors work with local suppliers and trade partners to minimize transportation costs and ensure the timely delivery of materials. It’s also critical to evaluate the transportation challenges during the preconstruction process to identify alternative building methods.

Innovations in Coastal Construction: New Techniques and Technologies

Some builders are embracing the region’s unique challenges as an opportunity to innovate and develop new construction methods and techniques. For example, exploring and using modular construction techniques, which involve constructing building components off-site and then assembling them on-site. This approach can help to minimize the impact of weather-related delays and reduce transportation costs.

Other builders are using advanced materials and technologies to create buildings that are more resilient and energy-efficient. For example, some buildings on the Pacific Northwest coast are designed to be “net-zero” energy buildings, which generate as much energy as they consume over the course of a year.

Other building techniques and sustainability strategies include:

Additionally, passive survivability features in buildings are elements that help maintain habitable conditions during and after a disaster, even when active systems such as electricity and heating are not available. Passive survivability features can include:

By incorporating passive building measures in new construction, structures in cold and wet climates can achieve improved energy efficiency, occupant comfort, and reduced environmental impact.

Final Thoughts

Overall, construction on the Pacific Northwest coast presents a unique set of challenges that require careful planning, collaboration, and innovation. By working together and using a variety of techniques and technologies, builders on the coast can overcome these challenges and create structures that are both durable and environmentally responsible.

3. What is your favorite part of working for a construction company?

There are so many things I love about working in this industry! First, I love meeting and recruiting great people and helping them find their potential at Perlo, just like how I found my niche. Second, I enjoy welcoming and setting our new employees up for success. It’s important for me to support and empower our employees to reach their greatest potential, so they can give their best selves to the company, team members and our clients. I’m equally for our people and for our company. I am so proud of our work and know wholeheartedly that our people are the reason we do it so well.

Additionally, it’s rewarding to know that I help play a vital role in constructing a project, whether new construction or tenant improvements. I enjoy being a part of something bigger and seeing how our physical work, blood, sweat and tears positively impact the lives of many people, families and communities.

4. Recruiting is a hot topic. What challenges do you see to people wanting to enter this industry?

It’s different with office and field positions. For the office, it’s the unknown. We have people who intentionally got into construction, but we have a lot of people who only knew what construction work meant once they were here. I think the wide variety of people with diverse backgrounds are a testament to the great career opportunities this field offers.

On the field side, work in the trades can be challenged by inconsistent hours. In addition, with field work being cyclical, layoffs are common. We work hard to keep our crew members busy, even if we have a slowdown. There are also challenges for individuals to find enough consistent work as an intern, requiring travel, odd hours, things like that. If you have family duties and obligations, this kind of inconsistency can be a real trial.

I see the behind the scenes and how hard we work to keep our great workers busy, and it’s sometimes different at other companies. Employment at Perlo means something different. You aren’t just a number; you don’t get lost in the shuffle. I see our leadership standing by the Perlo Way every day and it really makes our team easy to sell.

5. What are the challenges facing our industry in the near and long term?

There are many exciting opportunities, but still some challenges. The more significant one, not surprisingly, is labor shortages. As construction continues to grow and we expand into different regions due to the lack of developable land, we need to get creative with how we recruit talented professionals willing to put in the hard work required to make it in construction.

7. What do you wish more people knew about working in the construction industry?

Our industry has a wide range of jobs – there’s a place for everyone! It’s amazing the extent of backgrounds and experiences that are accepted into this industry and apply very well to the work. I had no idea what I would do for a construction company. I’ve been here 8 years and now understand how I add value, but I can see where others might not know how they initially fit into a construction company. There are so many supporting departments – safety, marketing, accounting, project support, training, IT, and warehouse. There’s something for everyone – just reach out!

8. What advice do you have for individuals wanting to enter the construction industry?

Go for it. Be confident but humble, ask questions and be willing to learn. Find what motivates you, embrace challenges, be a good teammate, stay positive, stay hungry, and let your walls down, but stay true to yourself and be the best you can be. And lastly, don’t be afraid to get out on-site and get dirty! Maybe it’s cheesy . . . but it’s all true! Know your value and bring it with you every day.

9. Is there anything else you’d like to share about your career and/or work here at Perlo?

I’ve never found a work environment or culture as we have here at Perlo. I’m so proud of our team members. We do very challenging, hard work, but we have a genuine, fun, and collaborative culture that makes the stress of the job easier and enjoyable. We carry the burden together and celebrate together, which makes the challenges exciting and worthwhile. We celebrate our achievements and learn from our mistakes. I’ve never found or seen this kind of culture elsewhere, and I’m so proud to be a part of it and grateful for it.

Final Thoughts

We’d like to thank Meghan for taking the time to share her work and experience at Perlo and in the construction industry. If you’re interested in careers in construction, take a look at our Careers page for more information! If you’d like to check out more of our Women in Construction series, visit our Newsroom page.

---

Barriers Against Women Joining Construction Trades

There are many barriers that prevent women from joining the construction trades. Some of these barriers include:

1. Lack of role models

One of the biggest barriers to women joining construction trades is the lack of role models. When girls and young women don’t see other women in the industry, it is hard to envision construction as a viable career option for themselves. This lack of representation also makes it harder for women to find mentors and support networks in the industry.

2. Stereotypes

Construction is seen as a male-dominated industry, reinforcing stereotypes about women being less capable than men in physically demanding and technically skilled jobs. Stereotypes can be challenging to overcome, discourage women from pursuing careers in construction, and make them feel unwelcome in the industry.

3. Unconscious bias

Unconscious bias is a type of bias that is not necessarily intentional but can still significantly impact on women in the workplace. For example, a hiring manager might unconsciously favor male candidates for construction jobs, even if they are equally as qualified as female candidates. This bias can prevent women from being hired or advancing in their careers in the construction industry.

What is unconscious bias?
Unconscious bias refers to attitudes or stereotypes that affect our understanding, actions, and decisions, without us even realizing it. It occurs when our brains automatically process information based on past experiences, cultural norms, and societal messages, and can lead to unfair treatment of individuals or groups. Unconscious bias is often unintentional and can be difficult to recognize, which is why it can be so harmful in the workplace and other areas of life. However, by becoming more aware of our biases and taking steps to mitigate their impact, we can create a more fair and equitable environment for everyone.

4. Lack of family-friendly policies

The construction industry often requires long hours and irregular schedules, making it difficult for women with more traditional caregiving responsibilities to balance work and family life. The industry also lacks family-friendly policies, such as paid parental leave and flexible work arrangements, making balancing work and family responsibilities even more challenging.

The lack of family-friendly policies in the construction trades can affect men as well as women. Men with caregiving responsibilities, such as those who have children or aging parents to care for, can also face challenges in balancing work and family responsibilities.

In a culture where work-life balance is not highly valued, men may feel pressure to prioritize work over family responsibilities, leading to increased stress, burnout, and potential strain on family relationships. This can be particularly difficult in an industry like construction, which often requires long hours, physically demanding work, and irregular schedules.

5. Harassment and discrimination

Unfortunately, the construction industry has a reputation for harassment and discrimination against women. According to a survey by the National Women’s Law Center, 80% of women in the construction industry reported experiencing sexual harassment on the job. This type of behavior can make women feel unsafe and unwelcome in the industry.

Efforts to Increase Diversity in Construction Trades

Despite these barriers, many efforts underway to increase diversity in the construction industry. Some of these efforts include:

1. Mentoring Programs

Mentoring programs can be a great way to support and guide women entering the construction industry. In addition, these programs can be an invaluable resource for women in the trades, breaking down barriers and helping them advance in their careers while creating a more inclusive and diverse construction industry.

There are several industry groups and organizations that have established mentorship programs for women in the trades. Here are a few examples:

2. Role models

Having visible and successful women in leadership positions can help to break down stereotypes and encourage more women to pursue careers in construction. This can also help to create a culture that is more welcoming to women. Having women in high level positions is important for many reasons, including providing representation, leadership, and mentorship. When women see other women in positions of power and influence, it can inspire and motivate them to pursue similar roles and to see what’s possible for their own careers. This is especially important in industries like the construction trades, where women have traditionally been underrepresented.

Women in high level positions can also provide important leadership, by bringing a diversity of perspectives and experiences to the table. This can lead to better decision making, more creative problem solving, and a more inclusive workplace culture.

In addition to representation and leadership, women in high level positions can serve as mentors and role models for other women in the industry. They can share their own experiences, offer guidance and support, and help to open doors for the next generation of women in the field. This can be particularly important for women who may not have access to other mentors or role models in their immediate network.

3. Addressing unconscious bias

Training programs that address unconscious bias can help to reduce the impact of bias in hiring and promotion decisions. This can help to ensure that women are evaluated fairly based on their skills and experience, rather than gender.

4. Family-friendly policies

Offering family-friendly policies, such as flexible schedules and paid parental leave, can help to attract and retain women in the construction industry. However, these policies can also benefit all employees, regardless of gender.

5. Addressing harassment and discrimination

Addressing harassment and discrimination head-on is lawful and essential for creating a safe and welcoming environment for women and people of color. In addition, education and supplemental company-wide policies and procedures for reporting and addressing incidents add another layer of support for all people. There are several programs across the United States that are in place to reduce harassment and discrimination in the construction trades. Here are a few examples:

Final Thoughts

The underrepresentation of women in construction trades is a complex issue. There are a variety of barriers that prevent women from pursuing careers in the industry. However, there are many efforts underway to increase diversity in the field, including mentoring programs, addressing unconscious bias, and implementing family-friendly policies. Addressing harassment and discrimination in the industry is essential for creating a safe and welcoming environment for women. By taking these steps, we can work towards a more diverse and inclusive construction industry that benefits everyone involved.

Continuing our Construction Terms series this week, we’re covering Requests for Information, more commonly known as RFI’s. If you missed our first article in this series, check out Construction Terms: Submittals to learn about the value and process of submittals in commercial construction.

---

Streamlining the RFI Process in Construction

To ensure that RFI’s are being used appropriately for a commercial construction project, team members should take the following steps:

1. Establish Clear Communication Channels

The first step in ensuring that RFI’s are being used appropriately is to establish clear communication channels between the project team members. The team must be clear on the proper procedures for submitting and responding to RFI’s. This can help to prevent confusion and misunderstandings and ensure that everyone is on the same page.

2. Monitor RFI Activity

Monitor RFI activity on the project to ensure that they are being used appropriately and not causing unnecessary delays or expenses. By monitoring RFI activity, owners representatives can identify any issues or trends that may be affecting the project’s progress and take action to address them.

To track RFI’s effectively, it’s important to assign a unique identifier to each RFI. This can be a number or a code that can be used to identify the RFI throughout the construction process. By assigning a unique identifier to each, owners can easily track their status and ensure that they are being addressed in a timely manner.

Additionally, RFI’s can be tracked by type and priority to help prioritize which RFI’s need to be addressed first. This can be done using color codes or labels that help to identify which RFI’s are high priority, and which are low priority. By categorizing RFI’s, owners can ensure that the most critical RFI’s are addressed first, helping to avoid delays and additional costs.

3. Evaluate the Quality of RFI’s

Contractors should aim for high quality RFI’s, ensuring that they are clear, concise, and address the specific issues or questions that need to be resolved. This can help to minimize the number of RFI’s submitted and prevent confusion or misunderstandings. Construction teams should also ensure that RFI’s are written in a professional manner and are free of any unnecessary or irrelevant information.

4. Review and Approve RFI’s Promptly

RFI’s should be reviewed and responded to promptly to avoid delays in the construction process. Timely approval can help to ensure that the project stays on schedule and within budget. It is also important that the contractor submit RFI’s in a timely manner so that decision making isn’t rushed.

5. Use Technology to Streamline the RFI Process

Project teams can use technology, such as construction project management software, to streamline the RFI process and make it more efficient. This can help to reduce the time and effort required to submit and respond to RFI’s, which can help to keep the project on track. By using technology to streamline RFI’s, owners can also reduce the likelihood of errors or omissions in the process.

6. Ensure RFI’s are Necessary

Before submitting an RFI, it is important to ensure that it is necessary. Unnecessary RFI’s can lead to additional time and costs, as well as needless interruptions to the project team. Team members should make certain that all RFI’s are needed and are addressing specific issues or questions that cannot be resolved through other means.

7. Identify Trends and Patterns in RFI’s

Team members should also identify trends and patterns in RFI’s to help identify any issues that may be impacting the project’s progress. By identifying trends and patterns, owners can take corrective action to address any underlying issues or concerns that are causing RFI’s to be submitted in the first place.

8. Communicate Clearly and Effectively

Finally, it is important to communicate clearly and effectively with the project team to ensure that RFI’s are being used appropriately. Owners should ensure that all communication is clear, concise, and professional, and that all team members are aware of the proper procedures for submitting and responding to RFI’s.

RFI’s are an important tool for ensuring that construction projects are completed on time and within budget. However, they can also lead to additional costs and delays if they are not managed effectively.

Final Thoughts
RFI’s are an important communication tool in commercial construction projects. To utilize them properly, project teams should:

– Establish clear communication channels,
– Monitor RFI activity,
– Evaluate the quality of RFI’s,
– Review and approve RFI’s promptly,
– Use technology to streamline the process,
– Ensure RFI’s are necessary,
– Identify trends and patterns in RFI’s,
– Communicate clearly and effectively to ensure that RFI’s are being used appropriately.

By taking the necessary steps to ensure that RFI’s are being used effectively, teams can make sure the project is completed on time, within budget, and to the required quality standards. If you’re ready to engage with a general contractor that has solid processes in place for managing projects, contact us today!

In recent years, the construction industry has seen significant advances in technology, from building information modeling (BIM) to drones and virtual reality (VR). These technologies are revolutionizing the way commercial construction projects are planned, designed, and executed, and are helping to improve safety, efficiency, and quality.

In this blog post, we will take a closer look at some of the key technological advancements that are changing the face of commercial construction.

---

Images source: https://constructionexec.com/

Final Thoughts

Advances in technology are revolutionizing the commercial construction industry, allowing for more efficient and safer project planning, design, and execution. Building Information Modeling, drones, virtual reality, artificial intelligence, robotics, autonomous equipment, and cloud computing are just some of the many technological advancements that are changing the face of commercial construction.

As technology continues to evolve, it is important for construction companies to embrace these changes and stay up-to-date with the latest trends and tools. By doing so, they can improve project outcomes, reduce costs, and improve safety for workers and stakeholders.

3. What do you consider to be our most important “Perlo Practice” and why?

I really like Perlo Practice #1, “do what’s right.” In my mind, it is similar to the “Golden Rule” of treating others as one wants to be treated, which is a value my parents instilled in me. It can be applied to many different situations and is an overarching guiding principle that I use every day.

5.What is your pet peeve?

I’m a pretty easy-going guy, but if I had to choose something, it would be the lack of someone saying the two simple words: “Thank you”.  It sounds so simple and yet it is forgotten far too often. Genuine, sincere appreciation can really help drive your co-workers to greatness. I value a culture of team building, respect, and hard work, and I like to see people appreciated for those efforts.      

6. What do you like to do for fun?

My wife and I have three children ranging from a fourth grader to teenager, so we’re pretty busy with sports and school activities. When we get the chance, we like to travel and be active outdoors. Our favorite places to visit are Sunriver and Hawaii. I also love to golf.

7. What or who inspires you?

My wife inspires me. She is a registered nurse at a children’s hospital and takes care of the most critically ill kids and their families. When I think that I have had a bad day, and then listen to the stories she brings home from work . . . well, it puts things into perspective. Let’s just say she keeps me grounded – she is an angel.

8. What advice would you give to someone wanting to enter the construction industry?

Experience matters in construction, so take the time to learn the basics and build a good foundation. Don’t be afraid to ask questions and learn from all the expertise around you. This is an exciting industry with many career avenues to choose from. If you work hard, build relationships, and do the right thing, then this industry will reward you. 

9. How do you handle high-pressure situations or heavy workloads?

I am a believer of “cooler heads prevail.” When I was younger, I was part of a volunteer fire department and learned how to work swiftly while staying calm. When in doubt, always focus on the task at hand and do not lose your head.

Final Thoughts

We’d like to thank Todd for sharing his thoughts with us about his career, lessons learned, and why the culture at Perlo keeps us highly ranked in the 100 Best companies to Work for in Oregon. If you’ve been considering a career in construction or are looking for a workplace that values your contributions not just to projects, but to the company as a whole, check out our Careers page to view open positions.

There is no doubt the construction industry is one built on relationships. They are forged with the clients, subcontractors, architects, coworkers, and colleagues. as well as local and state jurisdictions.  Each serve a distinct purpose and help us deliver a high level of coordination and communication for the successful delivery of construction projects. 

But what about the relationships that are built off the jobsite? As a large commercial general contractor, our business depends on having a pulse on all aspects of the industry to be innovative and ahead of the curve. This starts with being actively involved with organizations that directly influence real estate and provide networking, education, and advocacy opportunities.

At Perlo, we are honored to have deep and lasting relationships with many of these organizations and continue to nurture and foster our connections through active participation. Today we highlight several of the organizations that make an impact on our industry and people.

---

Final Thoughts

Investing our time and efforts into these associations provides Perlo and the larger industry with critical insights and data that assist us with strategic planning, relationship building and political advocacy. We are proud to be members of each of them and look forward to what the future holds for the commercial real estate market.

We spoke with the Oregon State Archaeologist, John Pouley, to understand the significance, designations, and do’s and don’ts when it comes to identifying and encountering potential artifacts on an archaeological site. Pouley has a master’s degree in Anthropology from Washington State University, and for the last 11 years has worked for the Oregon State Historic Preservation Office (SHPO). Prior to working for SHPO, Pouley was the Senior Archaeologist for the Confederated Tribes of the Colville Reservation in Washington State.

---

What is an Archaeological Site?

An archaeological site is defined as any location that has “physical remains of past human activity that is at least 75 years old”. These might include anything from an arrowhead, stone tools, foundations from historic buildings or even debris like cans and bottles. While many of these items may seem insignificant, they all contribute to the history of Oregon and its inhabitants.

Archaeologists have discovered human activity dating back to 16,000 years ago. Native Americans and early settlers lived off the land, and their tools, artifacts, burial sites, homesteads, and villages are still being uncovered to this day. According to John Pouley, only 20% of Oregon’s land has been surveyed and inventoried by the Oregon SHPO, which leaves an expansive amount of territory that could be potential archaeological sites.

Only 20% of Oregon’s land has been surveyed and inventoried by the Oregon SHPO.

Private Lands & Archaeological Sites

It is important to clarify that in the case of archaeological sites on private land, the artifacts and sites discovered actually belong to the landowner. “In the event of an archaeological excavation, the landowner has the right to retain the artifacts, or donate to a tribe or museum, except for Native American human remains, burials, associated funerary objects, sacred objects, and objects of cultural patrimony (ORS97.740)”.  This may seem confusing, or at the least, a gray area. After all, the landowner not only has the right to object to a permit or request special considerations of a proposed archaeological survey, but they also must provide consent for anyone to access their land.

The State of Oregon entrusts the landowners to be stewards of these potential sites, though only qualified archaeologists are allowed to survey, collect, or excavate on private lands and must possess a state archaeological permit to proceed with these kinds of investigations. Damage or desecration of protected remains or objects could lead to potential fines, charges, or litigation.

The Oregon SHPO strongly recommends that the best course of action when encountering a potential archaeological site on private land is avoidance. If that is not possible, and there is good reason to believe that it could be an archaeological site, the property owner can have the area tested by a qualified archaeologist.  The Oregon SHPO offers guidance and resources to address any questions or concerns about the evaluation process and property rights, including these FAQ’s.

With most large construction projects, it is customary that the owner provides an archaeological evaluation during the preconstruction process. In the event an artifact is uncovered during the construction process, the following steps should be taken immediately:

• Stop work at that location, protect and block off to area.
• Contact the Oregon SHPO for further information and instructions.
• Avoid further work until the site is evaluated.

While the possibility of a project being shut done seems detrimental, according to Pouley, no site has ever been permanently shut down. However, delays are likely. If contact is made quickly with the Oregon SHPO, they will help coordinate with all interested parties to expedite the process.

Potential Human Remains

If, during excavation or site work, bones are uncovered, there are specific steps necessary in to order to ensure compliance with the law: any bones found should be treated as human remains, therefore the Oregon State Police should be the first agency contact. They will approach the site as a potential crime scene.

In addition to the possibility of the bones being connected to a crime, they could be the bones of Native America or early Euro-Americans and there are very specific laws (ORS 97.745 and ORS 97.750) that apply to the treatment of Native American remains. It is both ethically and legally critical to follow proper protocols to avoid potential fines, penalties, or criminal charges.

In the case of the discover of remains, the following agencies must be contacted:

• Oregon State Police
• Oregon State Historic Preservation Office
• Legislative Commission on Indian Services
• Appropriate Indian Tribe(s) (contact information will be provided by the Legislative Commission on Indian Services)

Keep in mind that in some cases federal laws and guidelines may apply to these scenarios, as well.

Why is protecting archaeological sites important?

According to the Protection of Archaeological and Cultural Resources guide provided by the State of Oregon Department of Environmental Quality, “these sites are the legacy of our country and the heritage of all people. Once removed or damaged, they cannot be restored. The relationship or context between artifacts and their surroundings is as important as the artifacts themselves. The artifacts should be left undisturbed.” Oregon is and has been home to dozens of Native American tribes, and currently has nine registered tribes. The tribes have been diligent in protecting their history and have been integral in the establishment of both state and federal laws regarding the protection of archaeological sites. There is a deep-rooted and devastating history of desecration of their sacred lands and artifacts, which makes it vital to protect the remaining sites in an effort to preserve their culture and heritage.

In addition, artifacts recovered from archaeological sites can also be connected to the lives of early settlers and various cultures and communities who have lived and established their legacy in Oregon. Pouley explained that ultimately, these artifacts tell a story; a tangible record that helps paint the big picture of the history of mankind and the earth.

Final Thoughts

While the construction industry revolves around the act of building new structures, there is also an ethical component to our craft that encourages preservation and responsible stewardship. Construction companies have a duty to not only act in the best interests of the owner, client, or developer, but also to abide by and adhere to the laws and regulations established by local, state, and federal jurisdictions. While the discovery of an archeological site may not be predictable, the steps to follow upon their discovery are clear.

---

What are Submittals?

Submittals are an important part of construction processes and procedures, with submittals occurring on every construction project. Submittals are documents, drawings, product data sheets, samples, or mock-ups of materials and/or systems developed by the contractor and reviewed by the architect prior to ordering materials for a specific project. Contrary to popular belief, submittals are not a contractual document, but rather a demonstration of how the contractor will perform according to the design intent.

Submittals are generally created by the specific trade partners on a given project and submitted to the general contractor for review. The contractor must first review and approve them before sending them to the architect for their review. During the general contractor’s review, they are searching for a variety of components on a given submittal, such as:

• Conformance of the materials to the design specifications
• Conformance of dimensions for the existing space and design drawings, with clarifying questions to the architect in the event of a discrepancy
• Conformance to the design intent
• Conformance of the proposed material layout as compared to the contractual design documents
• Constructability issues
• Conflicts with other building systems

Planning for Submittals

One element of the submittal process is knowing what items and/or trades need submittals for review. Sometimes, the project specifications will list out what submittals are required. During the preconstruction process, the general contractor will create a Submittal Schedule that includes a list of required submittals, the trade partner responsible, and associated deadlines for submission, review, and return to the trade partner. They may also call this a ‘Submittal Log.’ This schedule, or log, includes deadlines for the number of days each reviewer has for their piece of the process. For instance, many typical submittals may be given to the general contractor with a 3-day turnaround to review and send to the architect. The architect may then have 3 days to review and return the submittal, and so on. These timelines are dictated by contractual documents.

The submittal log is updated when submittals are received, sent to the architect, returned to the contractor, and sent back to the trade partner, as well as with due dates for turnaround times from all these parties. This log is reviewed consistently by the project management team as well as at Owner/Architect/Contractor meetings so that all parties understand what is due and by when.

Submittals must be prepared well in advance of ordering products. In today’s climate, this often means they are needed well ahead of materials installation, possibly as much as a year or more ahead of the installation. In any case, the lead times for material orders and/or fabrication must be part of the equation when planning for submittal deadlines.

Types of Submittals

Submittals come in many forms, but the main ones include:

Shop Drawings

These diagrams or drawings, typically completed in a design program such as CAD, which demonstrates elements of the work. Commonly, these are used for items such as:

• Casework and countertops
• Structural and decorative steel elements
• Rebar
• Doors, frames, and hardware

Product Data

Often provided direct from a manufacturer, these are not typically produced custom for a project but are provided to demonstrate what material will be installed. These are often submitted for items such as:

• Drywall products
• Light fixtures
• Mechanical units
• Plumbing fixtures

Samples

These are physical illustrations of an item to demonstrate things like color, workmanship, how materials fit together, etc. They may be referred to as ‘mock ups’. Common items that might be a sample include:

• Paint swatches
• Plastic laminate samples
• Stone, tile, carpet, or other flooring materials
• Finished wood samples
• Wood doors and/or stain samples

The basic idea is that whatever is submitted will provide an adequate depiction of the final product so that all parties can agree to what will be installed. In other words, the contractor is setting the expectation for what the owner will see when construction is complete.

Final Thoughts
Submittals are a critical part of the construction process. They help clarify expectations for products, finish materials and coordination between trade partners, the architect and ownership teams. What needs to be submitted and who reviews them will depend on the contractual arrangement between the owner and project team members.

---

Construction is Cyclical

Commercial construction is a cyclical business that follows the trends of the businesses it supports. When other businesses are performing well and growing, construction does, too. Similarly, when other businesses slow down and/or operate more conservatively, construction also slows down. What we are seeing is a large amount of new construction projects that pushed from their planned 2022 starts moving into planning for 2023, and moving for various reasons, including permit delays, financing challenges, etc. It will be interesting to see if these projects, in addition to new 2023 planned projects, actually break ground.

Where new construction and remodels in the industrial space, in particular, has been rapid in the last couple of years, some of the largest e-commerce giants have recently slowed construction. This, along with other economic predictions by both local and national economists, signals that the construction market is on the decline.

This kind of cycling is normal for the industry. We even discussed it with two of our long-term superintendents in a recent podcast. Superintendent, Mark Helling, talked about carpentry work being ‘feast or famine’, with trades workers being used to the cycling of the market and periods of too much work compared with too little.

The Industrial Cycle

Particularly in the industrial market sector, construction and absorption in the United States saw booming numbers in 2021 and 2022. In fact, according to NAIOP, net absorption of industrial space in 2021 was nearly double that of 2020 and most of the previous 5 years prior to that, as well. Construction, therefore, has been at the peak of the cycle, indicating that we are ‘due’ for a decrease in activity. Industry experts agree, with predictions for absorption returning to more ‘normal’ levels for 2023.

Some have suggested that this decrease in construction activity may help improve on lead times for roof structure and electrical gear, both of which have significantly increased with shipping and manufacturing delays during and after the COVID-19 pandemic. This would be a welcome relief. While we have seen developers being thoughtful about their upcoming projects and evaluating financing options closely, there are still many plans on the horizon for projects scheduled to break ground in spring and summer of 2023.

Recruitment of Tradespeople and Professional Positions in 2023

Recruitment for professional positions and craft workers has been a challenge in recent years and is not anticipated to improve any time soon. According to the Associated General Contractors of America, 93 % of construction firms reported difficulty in filling open positions as of August 2022, and 77 % of those firms cited a lack of qualified candidates or inability to pass drug testing as the most common explanation for this difficulty.  

This lack of skilled labor is unlikely to improve in the near term, as workers continue to retire, and training new workers requires significant investment in education programs. Construction firms are rising to the challenge, however, with more companies increasing their spending on training and supporting local organization like Girls Build, Portland Youth Builders, and the Beaverton School District’s Career & Technical Education programs. Additionally, union trade programs continue to offer opportunities for new workers to learn skills through their education and apprenticeship programs.

While major efforts are underway to shore up skilled trades, these efforts will take time and significant resources to solve.

In addition to craft positions, recruiting for roles such as Project Manager and Project Engineer have also been a challenge this past year, with nearly every construction company seeking experienced candidates in a variety of roles and locations. We don’t see this easing much in the new year. With the anticipation of only a mild recession, smart companies will be holding tight to their team members to weather the storm and come out strong on the other side.

Retention of Construction Crews and Professional Positions

With recruitment a tough battle, retention of workers in all positions is a critical concern for the upcoming year. Fair treatment of employees and finding ways to make all workers feel included, safe and valued will go a long way towards retaining them. Some strategies include:

• Making safety programs a high priority and including all levels of employee in safety programs/committees.
• Making employees part of decision making. This can be achieved through initiatives such as Perlo’s Opportunity for Improvement Program where employees can submit ideas for peer group review and implementation.
• Finding ways to provide employee engagement opportunities with a variety of team building activities, creative work groups and collaborative meeting spaces.
• Giving back to the local community. This can be achieved through paid volunteer programs, charitable giving campaigns, engagement in youth education work, and more.  
• Provide bonus programs for performance and/or certain measurable outcomes.

Most importantly, treat all workers with respect and kindness. Find ways to provide them with opportunities to increase their skillsets and challenge them to improve over time. Empowering employees goes a long way towards spurring loyalty and ingenuity.    

Final Thoughts on our 2023 Forecast

The new year is upon us, and while some economic indicators might seem daunting, there is hope for a strong commercial construction market. If the predicted recession remains shallow, inflation levels off and we collectively stay optimistic, there will be plenty of work to go around.

Here at Perlo, we will remain optimistic and continue to take care of our people and always do what’s right. We wish you all a Happy New Year!

---

Tualatin-Sherwood Corporate Park

Located on the bustling Tualatin-Sherwood Road, this 32-acre development is home to three new, speculative, tilt-up industrial buildings. The project needed more than one million cubic yards of excavation work, new utility tie-ins, and public street improvements. In addition, a soil nail shotcrete retaining wall, large water retention ponds and several new EV charging stations were added to the design.

Like any project, the team encountered detours along the way. Project Manager, Jacob Klein, explained that the preparation of the site required extensive rock blasting. Because of this, added precautions were necessary to maintain safe working areas and to coordinate concrete pours around the blasting. Vibration monitors were used to ensure no concrete was damaged in the process. We featured much about this project in a previous article, discussing the complexities of the site logistics for this work.   

112th & Myslony

Like the TS Corporate Park, these two new concrete tilt-up industrial buildings are located on the highly visible Tualatin-Sherwood Road. The sitework performed by the project team was extensive and included installing an underground stormwater detention system. From the beginning, there were several factors the team discussed during preconstruction that needed extra attention. Extensive planning was necessary to complete this work, including:

• Managing a very tight jobsite to accommodate the building size and configuration.
• Implementing the city’s requirement for an 80% increase in stormwater detention systems
• Management of the increased budget due to the added stormwater detention requirements.

Additionally, Superintendent Tracy Robinson remarked that a street and utility extension was required and had to be completed in conjunction with the site construction. Since this new street extension was also the only site access, it was difficult to complete the new buildings while maintaining construction flow.

Shredding Systems, Inc.

This project consisted of the construction of two new concrete tilt-up buildings with a combined 57,400 SF for Shredding Systems Inc., conveniently placed next to their existing facility in Wilsonville, Oregon. One of the buildings included around 3,000 SF of wood framed office build-out and mezzanine space.   .

From the beginning of the project, the team faced an enormous obstacle in that the project had originally been designed 15 years prior. The project team worked diligently to coordinate with ownership, civil engineers, and utility companies to address the existing utility locations that conflicted with the dated plans. In addition, several trees had grown significantly into the locations of the footings and utility easements. of the City of Wilsonville is affectionately know as Tree City, USA. As such, Project Manager Lainee Perala reflected that “we had to engage an arborist and the city each time we worked near a tree or were considering removal”.

Final Thoughts

In construction, there will always be challenges to overcome. Perlo Practice #3, Success Isn’t a Straight Path, speaks to our ability to adapt during our work, learn from each project and take responsibility for every choice and every action. We set the bar high, but know that there is always room to grow, and that is what drives our success.

Thank you for joining us as we reflected on some of the projects we completed in 2022. We look forward to the next year and the many projects it will bring!

---

Leupold + Stevens

Perlo developed this new distribution center adjacent to the Leupold & Stevens active manufacturing plant and constructed the building utilizing concrete tilt-up panels, metal decking, and built-up roofing. In addition to the main warehouse area, this project features a thickened slab for heavy material storage, two separate office spaces with custom finishes, a stormwater detention system, and public right of way improvements to accommodate a widened driveway.

The project team collaborated closely with the Architect, CIDA and Developer, Stratus Real Estate Developers throughout the preconstruction, design, and permitting process. The permitting process was complicated by the location of the building, since multiple jurisdictions weighed in on the project including the city of Beaverton and Washington County. Clean Water Services also required extensive permits and inspections. Building constraints also included maintaining access to the existing Leupold & Stevens manufacturing facility.

Reilly West – GXO

Constructed in Hillsboro, Oregon, this fully insulated, 27,000 SF concrete tilt-up building with steel decking is complete with racking, offices, break rooms, restrooms, and conference rooms, as well as both a walk-in cooler and freezer, and electric forklift chargers. In addition, the site includes twenty-seven dock doors, vehicular parking, electric vehicle charging stations and a large bio-swale and landscaping.

This unique project presented a myriad of obstacles that offered Perlo an opportunity to rise to the occasion to deliver successful results for the end-user. These obstacles were met with quick and creative thinking, extensive planning and coordination with all parties, and confidence in the capabilities and experience of the team. These obstacles included:

• Extensive rainfall (99 days with at least 1/10^th of an inch from August to June)
• Supply chain issues and delays in the delivery of the electrical gear and emergency backup generator
• Challenges in acquiring permits

Sandy Industrial Lot II

This sprawling industrial building was built on 8-acres in Portland, Oregon and features twenty-five dock doors, dock levelers, and 3,500 SF of office space. The projected required extensive sitework to remove and reuse what seemed like a never-ending supply of boulders and the integration of an eyebrow canopy to conceal required sprinkler heads.

During preconstruction, an extensive amount of planning was done to work with the site conditions and grades. Unlike most tilt buildings, the new tilt panels were installed about 11’ under the exterior finished grade, which dramatically complicated the tilt-up process. A specialty material was used for the backfill to ensure the panels will withhold the loading.

West Coast Self-Storage

Located in Happy Valley, Oregon, this project consisted of the ground-up construction of a 57,000 SF, three-story self-storage building and the remodel of an existing 41,000 SF tilt building. With a combined 98,000 square feet, Perlo completed both buildings in a compressed 11-month timeline. Each building’s design features high-end exterior finishes and architectural towers to meet the requirements of the local jurisdiction..

When asked about what made the project unique, Superintendent Mike Lutz had one word: “location.” The jobsite was in close proximity to a major roadway which required that the project team maintain strict traffic control measures to ensure all scheduled deliveries could access the site with ease. In addition, because of its dense, urban location, the site was small and difficult to manage.

Final Thoughts

Perlo Construction is never one to shy away from a challenge. We understand that in construction, every detail counts. Perlo Practice # 9 is to “Finish Strong: even if you get 99% right, they’ll only remember the 1% you get wrong”. We know that if we dig deep and ensure no stone is left unturned, we can meticulously execute our planning to deliver high-quality projects each and every time.

---

StorQuest Self Storage

This recently completed project features a 4-story, ground-up, self-storage facility in Happy Valley, Oregon. The project included a daylight basement, metal truss roofing, and a covered loading dock. The unique design included varying pitched roofs at different elevations and cultured stone on the corners of the building. Additionally, the project was built on a hillside next to Rock Creek, which required our teams to excavate and export substantial amounts of dirt from the site. 

Due to rising costs, the project team sourced all materials during preconstruction to guarantee the project stayed on budget. According to Project Superintendent, Joe Kane, one of the greatest challenges of the project was the size of the building site. Because the site was so small, the material had to be stored offsite and trucked in ’just-in-time’ for installation. In addition, getting the concrete trucks and pump truck on site for pours was difficult, there was just enough room to back a single truck in. The others had to wait down to street to avoid blocking traffic on busy Sunnyside Road.

Herzog-Meier Mazda

This project consisted of the new, ground-up construction of a two-story Mazda showroom, the remodel of an existing service and parts sales building, and the addition of a new, ground-up service, detailing, and photo booth building.

From the preconstruction phase, special considerations and planning needed to be made to accommodate existing conditions and ongoing showroom operations, including:

• Large, underground water retention storage facility
• Site logistics
• Customer safety

Like so many projects completed within the last couple of years, supply chain disruptions presented an enormous obstacle for the team, but they were able to draw from recent experiences to enact strategies to keep the schedule on track.

True Terpenes

Located in Hillsboro, Oregon, this project consisted of a 22,000 SF tenant improvement in an existing office and warehouse space for a CBD production tenant. The scope of the project included constructing a second-level mezzanine, new office spaces, conference rooms, and a manufacturing space with clean rooms and warehouse storage.

To prepare for the project, special considerations needed to be made in the design to consider existing conditions, such as mechanical units, office spaces, and a stained concrete floor. The mezzanine was constructed above an existing office space which, according to Project Manager Adam Smelley, posed some challenges.  

Dragonberry Produce Expansion

This new 29,700 SF tilt-up concrete distribution center is located in Canby, Oregon and is the second facility Perlo has built for Dragonberry Produce. The building included a 6,100 SF cooler and a 2,500 SF freezer with high-speed doors, a natural gas generator, and two high-end office areas with a future separate tenant build-out area for nut processing. The site includes a loading dock, passenger car parking, two swales and drywells for storm water management, a truck scale, and two drive aisles for access.

There were two driving factors in the design of this project: flexibility and sustainability. As the Northwest’s premier specialty produce distributor, it was important to the client that their freezer have a dual function as both a freezer and cooler. To accommodate this, adjustments were made in the design, including a glycol system installed under the slab-on-grade to protect the concrete from freezing. Additionally, although natural gas generators are not common, this system was selected because it is more sustainable than diesel generators.

Final Thoughts

Perlo embraces the opportunity to prove our ability to adapt to and persevere over any challenges or adversity that might arise in the course of our projects. Our Perlo Practice #2, “Solutions show up as problems” is the core of our approach to any project. We pride ourselves on the creative and innovative thinking our team brings to the table that ultimately drives our success. We look forward to continued growth across the Pacific Northwest and beyond.

---

Bay Area Hospital Pharmacy Renovation

Completed in the Bay Area Hospital in Coos Bay, Oregon, this project was unique in that the work was completed within an existing and occupied hospital. The renovation and expansion focused on the Clean Suite, Receiving Area, Office, and Medical Supply Room. The project also included a new exterior shaft and mechanical room that had to be constructed around and fully enclose the existing shaft and mechanical rooms.

Preconstruction required inventive planning with the design team and hospital ownership. Schedule delays from the air handler unit manufacturer resulted in a shift to the design with a removable section of the exterior wall so that the air handler could be craned into place after the construction of the new mechanical room was complete. Another unique aspect of this project included maintaining existing pharmacy operations by assisting the ownership and design teams in acquiring the necessary permits to temporarily relocate the pharmacy during construction. According to Project Manager, Taylor Regier, “this allowed the project to be constructed in essentially one phase.”

DSW3 Burlington

This project included the development of a 25-acre site and a new 111,000 SF Amazon Delivery Station. The concrete tilt-up building includes dock doors, employee break areas and restrooms, extensive sitework, and also included the installation of extensive infrastructure for several electric vehicle charging stations.

Located North of Seattle, this delivery station was constructed in the airspace enforced by the Federal Aviation Administration. Project Manager Joshua Swake describes “working in FAA air space and having to navigate their requirements was both a special consideration during preconstruction planning and an ongoing challenge, as well.” With consistent communication and record-keeping, the team was able to keep the schedule on track.

Block 10 Tenant Improvement

Located in the heart of downtown Vancouver, Washington, this multi-story built-out in a new mixed-used building was completed by our Special Projects Group. Impressive details bring out the true personality of this building with floor-to-ceiling windows, high-end finishes, and unique construction materials utilized throughout. One of the more unique features is the use of Falkbuilt wall paneling, which is a sustainable, prefabricated wall covering that helps improve installation efficiencies when compared to drywall.

A key challenge of this project was that the tenant improvement was occurring at the same time that a separate general contractor was completing the shell. This combined with the urban location of the building meant that our SPG team had to ensure clear communication and collaboration with the core project team as well as the other contractor to successfully complete this unique project.

Ridgefield Industrial Center

Recently completed on a 50-acre site, this speculative warehouse space consists of concrete tilt-up panels with open web joists and a metal deck roof system as well as thirty-six feet of clear height throughout. Preparing site required coordination with local authorities for extensive wetland mitigation and included public right-of-way improvements.

The project team faced record levels of rainfall during the construction work. As we discussed in a previous post titled, “Wet Weather Construction Challenges”, these conditions have an enormous impact on the schedule and scope of work. Project Manager Nate Brown explained that creative scheduling to pour concrete in tight windows of time was a large part of their strategy.

Final Thoughts

Perlo embraces the opportunity to prove our ability to adapt to and persevere over any challenges or adversity that might arise in the course of our projects. Our Perlo Practice #2, “Solutions show up as problems” is the core of our approach to any project. We pride ourselves on the creative and innovative thinking our team brings to the table that ultimately drives our success. We look forward to continued growth across the Pacific Northwest and beyond.

Weather conditions in the Pacific Northwest vary from mild, though often wet, to freezing temperatures with ice and snow for long lengths of time. Weather conditions must be considered when evaluating construction projects in terms of the safety of workers, work sequencing and the time needed to complete tasks. Today we will be reviewing some challenges that come with winter weather, and strategies to minimize them. Issues may include the need to protect building elements as well as creating safety hazards for onsite workers. Best practice is to develop plans to mitigate these concerns before the wet weather occurs. Let’s take a closer look at the challenges that winter weather might bring.

---

Protecting Building Materials

Many building materials cannot be exposed to significant amounts of moisture or even humidity. This limitation restricts project schedules and can dictate the order of installations for work. Examples include:

Concrete Pours
As we discussed in this article titled the Art and Science of Concrete, weather conditions can significantly impact concrete. If exposed to the elements, installers must take care to protect the surface from rain, and to ensure that the concrete doesn’t get too hot or too cold. A delay in the concrete pour may be necessary if temporary protection measures can’t be installed.

Drywall
These materials are extremely sensitive to moisture. For instance, drywall compound cannot be finished if the temperature is too cold or humidity levels are too high. Methods of solving these challenges include:

• Waiting to install these items until the building is enclosed and heated.
• Adding temporary heat to the space.
• Installing ventilation such as fans, as well as dehumidifiers to lower the moisture in the building.
• Completing moisture testing of the existing framing prior to installing finish materials.
• Installing temporary barriers to enclose the space, such as plastic or plywood infill at glass openings.

Paint
Like drywall, paint cannot be installed on wet surfaces or in wet conditions. Without proper temperatures, paint may not adhere or dry appropriately.

Flooring Materials
Warranties for flooring materials could be voided if the moisture content in the floor slab is too high.

Finished Carpentry and Wood
Unsealed wood products can stain and warp if exposed to water. It is possible to trap moisture in wood framing if it’s covered up while the moisture content is too high, leading to mold growth. Temporary protection and/or moisture testing prior to installing finishes are best practices for avoiding these issues.

Protecting these materials from the weather are critical to avoid damage or long-term issues such as delamination, deterioration, or mold growth. Managing schedules, temporary protection and heating and cooling are all key to preventing problems.

Schedule Risks

When winter weather stops work tasks, it is justifiable to delay a project schedule per contractual agreements between owners and contractors. Tasks, such as large concrete pours, cannot occur during rain or freezing events. Similarly, remodels that involve opening areas of existing roofing may need to be delayed in inclement weather. Critical to schedule delays, the contractor must communicate and document these delays with the ownership team. A failure to do so could contribute to fees in the form of liquidated damages.

What are liquidated damages? According to the American Bar Association, they are:

 “…provisions specify(ing) a predetermined amount of money that must be paid as damages if one party does not meet certain contractual requirements. 1) In construction contracts, this typically manifests as a fee per unit of time (the “Liquidated Amount”) in case of a missed schedule milestone such as Substantial Completion. 2) The Liquidated Amount is usually expressed as dollars per day. 3) Liquidated damages may also be tied to performance metrics, such as efficiency, output or availability of a project or facility.” 

Essentially, liquidated damage clauses set pre-agreed upon dollar amounts to be paid to the owner if a contractor fails to meet their obligations. Therefore, if delays due to weather are necessary, proper documentation is critical. Other options for minimizing the effects of winter weather might include adjusting schedules forward, or taking a construction break during the worst seasons of the year. Prioritizing site work and wet weather site preparations ahead of the wet weather season leads to efficiencies and cost savings, as well as the minimization of safety risks and penalties.

Earthwork Risks, Erosion Control & Dewatering

One of the largest risks to cost and schedule on a given construction project is the site work. Unknown conditions or weather delays can extend the time it takes to build, increase the modifications required to stabilize the site, and more. In the Pacific Northwest, regulating bodies in Oregon and Washington require a Certified Erosion & Sediment Control Lead (CECSL) inspector be onsite to maintain records related to erosion & sediment control. Temporary and permanent dewatering systems must be installed to manage the runoff from a given site.

Worker Safety

Wet weather comes with various site safety challenges for crew members. These include:

• Increased risk of slips, trips and falls due to frozen, muddy or wet surfaces.
• Decreased visibility if safety glasses are wet, or the environment is dark, foggy, or saturated with rain.
• Equipment and vehicle windshields or mirrors can become fogged or distorted, making safely operating them an added concern. It’s critical that workers stop their actions to clean or clear windows and mirrors before proceeding with their work.
• Clogging tools, such as saws becoming clogged with wet sawdust, etc.
• Excessive weight of materials due to ponding water or saturation.
• Employee visibility – wet and foggy conditions can lead to poor visibility for employees operating machinery, heavy equipment, or passenger vehicles. It is recommended for workers to wear a Class II high visibility garment.
• Slippery tools or materials – working from heights with wet, slippery tools or materials increases the likelihood of these hazards striking workers below. Using the correct glove type, using tool lanyards, and establishing a drop zone are important considerations.
• Electrical Hazards – Power tools, including temporary power distribution boxes and extension cords, have the potential for electrical shock when operated when wet.
• In addition to these safety concerns, crew members working in wet or freezing conditions without proper protective equipment and waterproof gear are at risk of hypothermia. Workers should dress in layers and have access to a warm, dry, environment for break periods.

Proper planning to implement safety measures during winter weather is critical to keeping workers safe and the project underway.

Final Thoughts
In addition to weather conditions, winter can bring challenges related to labor availability and delivery schedules. Freezing and/or snowy conditions can shut down roads and prevent access for workers and deliveries in the Portland Metro area. This can affect supply chains and labor forces. Floods and power outages during winter storms can also cause delays as workers must tend to their homes and families, or sites must shut down due to a lack of power.

Winter weather presents multiple challenges for construction sites, but with proper planning, documentation and a little flexibility, plans can be put in place to minimize the impacts to the project schedule and cost.

Veteran’s Day is a day of observance, designed to celebrate and honor America’s veterans. November 11^th, 1918 is remembered as the end of ‘the war to end all wars’, as hostilities between Germany and the Allied Nations of World War I ceased.

The date was first federally recognized in 1919 when President Wilson declared November 11^th as Armistice Day. However, the date wasn’t a legal Holiday until 1938, the same year in which the name changed to Veterans Day to honor the veterans of all wars in lieu of only those from World War I.

In the United States, Veteran’s Day is observed on November 11^th, no matter which day of the week it falls.

Currently, there are more than a half million veterans working in the construction industry. The extraordinary qualities they develop and foster in the military tie seamlessly into the qualities we look for in the construction industry. Discipline, teamwork, loyalty and adaptability are just a few of these qualities and that is why we are so proud to employ several veterans on our team.

Today, we tip our hard hat to our veterans. Past, present and future: thank you for your service.

There are pros and cons to the various means of procuring a contractor. Your options are to hard bid work amongst multiple general contractors after design drawings are further along, or to procure a contractor early in the design process with a negotiated fee and general conditions rate. We are proponents of the latter method, for many reasons, but mostly because early involvement in the design process helps us achieve the best results for our clients.

It has never been more important for owners to negotiate for a contractor than today. We are experiencing challenges to the building environment like long lead times for materials, labor shortages, and costs rising at an increasingly rapid pace. The only way to truly combat these challenges is to have a trusted general contracting partner engaged early enough in the design process to prevent them.

---

The owner will lock in the fee charged for general contracting services long before construction commences with negotiation. The remainder of the work scope can be bid to the subcontractor and supplier market. A good general contractor will often suggest bidding certain scopes early to take advantage of locking in pricing or labor.

Keys to Effectively Negotiating Projects

There are several keys to ensuring effective relationships between contractors and owners when a project is completed based on a negotiated contract. While this is not an exhaustive list, ensuring that all these boxes are checked is a great start to successful projects:

• Engage a qualified general contractor with market-specific experience during the conceptual phase of the project. It is optional to have drawings in hand in order to utilize their experience for contributions to the design and budget.
• Find a contractor with a great ability to develop accurate budgets according to  the following milestones:

• The general contractor must maintain an open book policy. At each budget and pricing milestone, the owner should be able to review bids and calculations used to compile costs, if desired. The GC is responsible for managing risks and maintaining the budget for the life of the project once the GMP cost is set.
• Constructability reviews need to be completed at each budget milestone.  To prevent change as the project progresses, the team must ensure the design matches what can feasibly be built.
• Budgets should include allowances and contingencies that account for unknown risks a project can expose. These funds are transparent to the owner and can be applied as needed and credited back to the owner if the funds do not end up being used.
• Determine the strategy for procuring subcontractors. When the GC is involved early in the process, they help determine which trades should be involved early. The GC can utilize a design-build agreement for mechanical, electrical, plumbing and fire protection trades (MEPF trades). By involving these trades ahead of the others, they can finish designs and submit for permits with the local jurisdiction concurrently with the building permit, often expediting the approval of those permits. In addition, procuring the MEPF contractors early can help aid in the overall design by identifying the following items, among others:

The most significant contributor to a successful project is that the client, design team and contractor approach it collaboratively. When all parties are clear about expectations, communicate frequently, and look for win-win solutions to challenges, the result is a project that is completed as expected, and a team of people that are satisfied by the journey it took to get from beginning to end.

Constructability Reviews

Another benefit to negotiating with a general contractor is to utilize their experience to complete constructability reviews.

A constructability review, or rather, a series of them, is generally completed during the preconstruction process of any given project. Teams review several factors to determine whether the project is designed most appropriately to meet cost, functional goals and schedule. During the design development phase, the general contractor and design teams are responsible for reviewing documents at each stage of design document issuance and contributing their knowledge in assessing many factors. First and foremost, these reviews must consider the design as it relates to the owner’s end goals to ensure they match.

These reviews may include the evaluation of:

Contractors review the design drawings to ensure that what is written in ink translates to a building that meets the owner’s needs in terms of schedule, price, function, and sustainability. Their findings must be transparent and communicated to all team members so they can modify designs.

Final Thoughts

There are many benefits to negotiating your procurement strategy with a general contractor .  In today’s turbulent and challenging market, the benefits for materials procurement and cost control are substantial.

If you are considering a new project, contact our teams today to see how we can help you.

In this week’s episode of The Perlo Podcast, Host Elissa Looney, Perlo’s Director of Strategic Initiatives, meets with Perlo Project Manager Forrest Gregg and Superintendent Glen Alcock to discuss the Tesla Service Center in Vancouver, Washington. The Tesla Service Center is a 32,000 SF concrete tilt-up building located on about 3 acres and required the demolition of 3 older buildings. Tesla has been building similar projects across the country, but this model is relatively new compared to other auto manufacturers. Additionally, this building envelope is made of insulated tilt panels, a unique construction method.

Unique Features

While this building is a concrete tilt building, it’s unique in that the shell is made of cast-in-place tilt panels with insulation sandwiched between two layers of concrete. Superintended Glen Alcock explains how the tilt panels were constructed, including the time limits for setting the insulation and placing the connectors, testing them, and what happens if the connectors don’t ‘set’ correctly. Perlo’s team self-performed the slab-on-grade and insulated tilt panels. We looked at the strategies Glen and his team use to communicate the tilt panel pour sequence, layout, pick order, and what trade partners are involved in the process.

Safety and Logistics During Tilt-Up Construction

With tilt panels weighing 75,000 lbs or more, which Glen calls ‘reasonably light’ compared to some of the panels that Perlo has done, safety is a significant concern. The team discussed the crane-picking strategies and site logistics constraints that dictated how they decided to pick the panels.

Lessons Learned with Insulation Tilt Panels 

While much of the process is the same as our typical panels, adding the insulation led to some lessons for the team. The biggest was to ensure the insulation laid loose inside the concrete forms instead of trying to fit it in tight and ‘pushing’ it down. Failure to do so led to the connectors failing to set.

Project Challenges 

Construction projects always have challenges, and this site was no exception. The team encountered many underground utilities due to old placement that wasn’t documented. In addition, high groundwater led to extensive dewatering measures, and the team had to be conscientious of the local businesses in the area. The building site is very small. Building great relationships with the neighboring properties has made a big difference in the success of our work.

In addition, materials lead times are extensive currently. Hence, the team found offsite storage areas to utilize so that the schedule could be met and kept as many items offsite as possible to avoid theft and damage in the interim.

Site Tour

The episode continues with a short tour of the site. First, we looked at the front storefront area where the tube steel structure was erected, the tilt walls were standing, and the roof structure and decking were underway.

In addition to the structure, the site includes the following:

• Right-of-way improvements.
• A new parking lot.
• Electric vehicle charging stations.
• Underground storm drainage.
• Utilities.

The team discussed the significant number of underground utilities that had to be relocated once discovered, including the storm lines, power for this and the neighboring site, sanitary lines, and power to the nearby cell tower. In addition to the building and parking areas, the project includes 12 vehicle charging stations. These super charges will reach 80% capacity in 15 minutes.

Final Thoughts

Thanks for joining us for another episode of The Perlo Podcast! You can find us on your favorite listening platforms if you’d like to hear more. You can also engage with Perlo on LinkedIn, Facebook or Instagram.

Sustaining our growth and future means investing in and mentoring the next generation of employees. We are excited to share the stories of our 2022 Summer Interns, nine students from six schools aspiring to enter the dynamic construction industry. We were blown away by their unique perspectives, go-getter attitudes and willingness to learn. Read on to hear about their summer internship experience. 

---

---

---

---

---

---

---

---

---

Final Thoughts

Perlo has created an internship program that is a two-way street, where both interns and employers have the opportunity to learn and grow. We are grateful for the time spent with the Summer Intern class of 2022, excited about their potential, and look forward to seeing each of them thrive in the construction industry. 

If you’re interested in a future internship, watch our careers page or contact us today! 

---

The AutoStore System

Perlo prepared a portion of the warehouse space to receive a robotic package picking system by AutoStore, which the owner supplied to help automate warehouse operations. This custom fulfillment system was placed under a ceiling grid and on top of an extremely flat concrete floor. The area also included a beam detection fire alarm system.  

The AutoStore system operates with small robots in an aluminum framework and can continue to work 24/7. Smaller in size than a forklift and needing no room for people to move between the racks, the storage space allowed inside this system for inventory is virtually unbeatable. The robots can move between racks and pick individual packages, and the structure can be made in any shape, form or height. According to the AutoStore website, ten of these robots use the same amount of energy as a vacuum cleaner. 

Floor Flatness and Floor Levelness

To understand the unique nature of the concrete floor that Perlo installed under the AutoStore system, it’s important to discuss what Floor Flatness (FF) and Floor Levelness (FL) really mean.

Most would say that any concrete slab inside a warehouse is flat to the naked eye. However, this isn’t necessarily true. For instance, concrete has traditionally been considered ‘flat’ if it deviates less than 1/8 over 10-feet. In 1979, a system called the Face Floor Profile Numbering System was developed, which was later formalized and adopted by ASTM and ACI. Tools were created to better measure how flat a given concrete floor actually is. The following definitions describe Floor Flatness and Floor Levelness:

Floor Levelness (FL)
Applicable to slab on grade, floor levelness is based on how closely the finished floor matches the design document’s specifications for the intended slope. Higher FL numbers indicate a more level floor.

Floor Flatness (FF)
Floor flatness measures how wavy or bumpy a floor is. Floors with higher measurements are flatter than lower measurements.

For a better representation of what these measurements equate to, see the below chart from Archtoolbox:

The GXO floor was designed to have an FF/FL of 75/75, which, according to the above chart, means it’s even more flat and level than ‘Super Flat’.

For additional reference, the American Concrete Institute has provided guidance for typical FF/FL specifications depending on the use:

Huge congratulations to our teams for achieving such a flat and level floor for GXO on this project. It’s no easy feat to achieve!

Construction Challenges and Schedule

In reality, most projects in today’s climate are running into material lead times. In addition, wet weather can cause less-than-ideal working conditions and potential setbacks. Here’s how we handled some construction challenges along the way:

Weather challenges:

The full construction of the core, shell and interior build-out was completed in less than 1 year, with much of the sitework underway during the wet-weather season. The team persisted in building despite having 99 days with 1/10^th of an inch or greater rainfall between August and June.  To combat these conditions, they employed a variety of techniques, including:

• Strategic planning for concrete pours to take advantage of short weather windows
• Use of concrete curing blankets to prevent defects in the concrete
• The use of a schedule acceleration allowance to pay for weekend work for concrete pours
• Installation of plywood at all window openings while waiting for the aluminum frames and glass.

Permitting challenges and solutions

Just before to the issuance of the building permit, the City of Hillsboro asked the design team to relocate the building approximately 10’ away from the property line to achieve more distance between this structure and any future structures on the neighboring property. With such late notice and preconstruction efforts well underway, the team investigated alternatives to relocating the building and landed on the installing a ‘Water Wall’ sprinkler system along the South side of the building.

What is a Water Wall? Essentially, it is fire sprinklers mounted on the exterior of the building that is triggered to engage in the event of a fire. The idea is to prevent fires from spreading between buildings. These systems are installed by the Fire Protection subcontractor and are tied into the fire alarm and electrical systems, requiring significant coordination for successful installation.

Materials Lead Times

As is true on most projects in today’s climate, the GXO project experienced challenges with materials lead time, with the largest problem related to the tenant required back-up generator, electrical gear and Automatic Transfer Switch (ATS). The back-up generator, in particular, continued to be delayed, and despite consistent communication with the manufacturer, it became clear that the generator would not be onsite in time to open the building.

After months of communication between the manufacturer, ownership teams, jurisdiction, design team and electrician, it was determined that we could switch to battery backup systems in order to achieve substantial completion and still provide backup power for the facility. Once the generator arrives at some point in the future, the teams will coordinate to install the ATS and backup generator.

Additionally, the electrical gear was shipping and landed in a port in Washington State, but labor challenges meant that it would not be shipped from the port to our site for an unknown length of time. Our electrical trade partner, Current Electric, acted immediately, travelled to the port, loaded the gear, and delivered it to the jobsite. Following this, they worked over a weekend to install it and received approval the following Monday. These kinds of extra efforts from our loyal trade partners help projects succeed.

Underground Clay Tile Drainage

While the site was relatively uncomplicated, the Geo report suggested that clay tile drainage systems may be present, and our teams did indeed found them. To remedy this, the team used cameras to scope the tiles to determine the extent of their locations. The excavator then completed pot-holing to allow them to be filled with grout. 

Final Thoughts

The GXO building is a testament to great project management and excellent onsite coordination despite of some less-than-ideal conditions and materials delays. The inclusion of higher-tech storage and fulfillment systems, as well as electric charging stations on the interior and exterior, help make this industrial facility anything but boring. We are grateful to the ownership, development and design teams, along with our Trade Partners, for their work with us. 

As a large part of the construction market, concrete manufacturing makes up more than $60 billion in revenue across the United States, so research is ongoing to provide the best means and methods to produce it. Perlo has been known for decades as the ‘Tilt King’ because of the immense number of concrete tilt-up projects we perform. Concrete work takes place on almost every commercial project, at least as part of the foundation work, if not as part of the entire structure. Today we explore both the art and the science of concrete.

---

What is concrete?

According to the Merriam-Webster dictionary, concrete is:
“A hard, strong building material made by mixing a cementing material (such as portland cement) and a mineral aggregate (such as sand and gravel) with sufficient water to cause the cement to set and bind the entire mass.”

The Science of Concrete

Similar to baking a loaf of bread, concrete is made up of a specific list and ratio of ingredients and mixed together into a malleable form, which then ‘bakes’ into a more solid form.  The baking in this case is actually a chemical reaction, known as ‘hydration’, which causes the cement, water and aggregate ingredients to harden and strengthen over time. The process of hardening is known as curing, and sufficient time must be provided to the concrete for it to turn into the hardened state that is desired.    

The ratio of ingredients is adjusted depending on the desired strength and finished look the concrete requires.  Let’s look at a typical ratio of ingredients:

These ingredients may be adjusted to hasten or slow the concrete curing process. Admixtures are chemicals or additives included in the mix to adjust the cure time in response to environmental factors.  For instance, on cold days, water might be added to the mix at a warmer temperature to keep the ingredients from freezing as the concrete cures.  Adjustments to the raw materials ratios and added chemicals are also made to increase or decrease the strength of the finished product. 

The ingredients to make concrete can be hand mixed, such as when an individual wants to use a bagged concrete, mix it with water and pour it into a fence post hole.  There are also portable concrete mixers for smaller batches of concrete that needs to be mixed onsite.  For larger commercial projects, however, the materials are typically mixed at a local batch plant, loaded onto one, or many, concrete trucks and driven to the site, where it is either dumped directly from the back of the truck, or pumped to its final location. 

Concrete Placement Types

The Art of Concrete

Placement of concrete is both a science and an art. Even with so much in the way of research and science going into concrete, there is still an element of creating a great finished concrete product that involves a stroke of luck and a lot of experience. When asked how long it takes to be an expert in concrete, long time Perlo superintendent Gary Lundervold says, ‘A lifetime.  You’re always learning about concrete and how to get the best result. You have to know the science but reading a book won’t make you an expert.  You need time working with it to really start to know it.’ 

What makes concrete so difficult to know? The variables that go into placing concrete are extensive, and include but are not limited to:

In addition to the concrete itself, there are several entities involved in properly placing and finishing concrete:

Coordination of so many parties involves an extensive amount of planning ahead of time, and supervision by an experienced superintendent to adjust as needed to in-the-moment circumstances.  While the pre-planning is extensive, we can’t ultimately control things like the weather, traffic or suppliers, and all those factors can lead to calling off a concrete pour within hours or even in the middle of placing concrete.

Once concrete is poured and finished, there are still several steps that require expertise to achieve a quality finished product. For instance, slab joints are cut into the concrete following the pour.  This work is risky in that if it’s done too early or too late, problems can arise.  Additionally, the curing process needs to be controlled so that the concrete doesn’t set up too quickly or too slowly.  Heating blankets and cooling blankets in addition to the utilization of hot water, cold water, or water baths are used to help control the temperature of the slab as it cures.

With such a wide variety of variables involved in the process, every concrete pour will be different from the last, even if only slightly.  This is where the trade becomes less of a science and more of an art.

Concrete over Time

Concrete does require some maintenance to remain solid over time, particularly if it is exposed to abrasive materials, forklifts or vehicular traffic, or freezing weather. It’s critical to keep debris out of the slab joints.  When wheeled forklifts or automobiles drive over slab joints with debris inside, it can cause the joints to deteriorate.  While these can be repaired when small, if neglected they can cause significant damage that requires cutting out and replacing large sections of slab.

Similarly, tilt walls should be maintained if they are to be expected to last for decades.  Re-caulking the panel joints and re-painting buildings at approximately 5 year intervals and repairing any cracks that may occur will increase the lifespan of the concrete.

Final Thoughts
This blog simply brushes the surface of the intricacies of concrete and the complexity involved in the process of producing a quality product. If you’re contemplating concrete work for your commercial building, we encourage you to call our experienced team members to discuss your options and how we can help you.

In today’s construction industry, reducing energy consumption continues to gain popularity as both a guiding vision and a goal. Renewable energy and the incorporation of green construction are increasingly familiar tools to help improve buildings’ sustainability and resiliency. We recently sat down with Amy Haddox, an outreach manager for Energy Trust’s New Buildings Program, to learn more about Energy Trust and how their work is helping to keep energy costs as low as possible, create jobs and build a sustainable energy future for over 2 million utility customers in Oregon and Southwest Washington.

---

How Does it Work?

Energy Trust is a valuable resource for architects, engineers, builders and designers working on new construction and major renovation projects, tenant improvements, additions, expansions and more. We learned about the ins and outs of Energy Trust and how they can help by talking to Amy, who is responsible for coordinating various major renovation projects and ensuring customers are able to access the financial incentives available to them.

The New Buildings program provides incentives for commercial projects, as well as technical guidance to help incorporate energy-efficient measures into new buildings or renovation projects. A variety of commercial equipment types are also eligible for cash incentives, including HVAC, lighting, water heating equipment, commercial cooking equipment and more.

According to Amy, Energy Trust is working to dispel the myth that receiving cash incentives is complicated. One great place to start is to hold