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Welcome back to Episode 6 of The Perlo Podcast! Host Elissa Looney, Director of Strategic Initiatives at Perlo Construction, is joined by Perlo’s expert team in education settings: Drew Carter, Senior Project Manager; Stephen Alger, Senior Project Manager; and John Tompkins, Project Superintendent. In today’s episode, we’ll being going over K-12 projects and what makes them so unique.
What are Some of the Factors That Go Into Planning Summer Projects?
Education projects often take place in the summer, when students are no longer in school. During the shortened summer construction season, we often see remodel projects that include anything from re-roofing upgrades and siding repairs to a “fluff and buff” on interior finishes. A lot of the time, these are projects that can’t be done while the campus is occupied when students are in school.
Drew notes that the biggest consideration when defining the scope and timeline to complete a project over the summer is, “Do we have enough time to actually do the work on the plans?” He remarks that although there is a lot that can get done in the summer months, it comes down getting on the campus early to look at the existing conditions and ensuring the construction documents are the same as what is actually on the ground.
John agrees, and adds, “The sooner you get into the building and get things opened up, the sooner you can get the District involved to figure out next steps.” This concept is something that the team learned first-hand, as John reminisces on one example where project teams opened a wall on a school project and discovered significant siding and structural issues that equated to about $100,000 worth of extra work.
Another option for project teams is to get into the building during a spring break or Christmas break period, which allows teams an early start to what they can tackle in terms of existing conditions, purchasing materials, getting a plan in place, and knowing who to contact. According to Stephen, the real key is what you can get done ahead of time, as “one week in advance is massive for a summer project when it is only 10 or 12 weeks long.”
” The safety part is really the toughest aspect on an occupied site when trying to make sure it accommodates the school and allows them to be operational.”
Construction Strategies When Spaces are Occupied
Elissa kicks off this topic by asking the team what changes in our strategies when a project can’t fit into a summer time frame and you must remodel a campus over the course of a school year. According to John, the biggest thing that changes is safety. “We know how to keep our workers safe, and we take it all seriously, but when it comes to having kids in your work area, it takes it to a whole other level,” he remarks. In one recent Perlo project, project teams put up barricades to cover demolition and used a material called ‘core ply’. Teachers ended up making murals on the material and, closer to the removal, Stephen came up with the idea of letting the kids in each class draw on it, as well. The goal for this innovative idea was to make the construction less intimidating for the students while still keeping them safe.
“The safety part is really the toughest aspect on an occupied site when trying to make sure it accommodates the school and allows them to be operational. The communication with the school to explain what we’re doing, how we’re doing it, what we need from them, and what they need from us is critical and is a challenge because of how many stakeholders we have,” explains Stephen.
With constantly changing expectations from the District, the general contractor, the school, the principal, and the facilities, there is always a constant struggle to find out who makes the final decisions.
What Makes K-12 Construction Different?
School buildings are constantly getting more sophisticated and complex. Each school has different bond objectives and requirements that come from funding sources, such as energy efficient or smart buildings, so there are many different systems in place that have to be cohesive. Elissa notes that it seems as though the districts have been working hard to standardize their processes for construction so that technology is centralized and processes are made more streamlined for future remodels.
Many schools are older buildings, so there are typically add-ons and renovations taking place. However, these are usually only done every 20 or 30 years, rather than more frequently. This means that improvements often haven’t been done for the duration of that time, and many facets of the building may be out of date or obsolete.
Building Schools to Stand the Test of Time
Schools must think about quality, as systems and materials must last 20 to 30 years. As a result, there is a bit more money spent upfront to make sure that the materials going into the buildings are high-quality, or else they won’t stand the test of hundreds of students every day. The goal is to make these buildings as flexible as possible, including taking innovative routes to make schools more secure and safe in the case of an unauthorized intruder.
Hard Bidding vs. Negotiating on K-12 Projects
At Perlo, w enjoy and encourage the CM/GC process. It allows for a stronger team aspect where everyone involved in the process is on board and there is ample time to look at everything upfront to make sure all facets of the project are correct.
From a school or community’s perspective, there are some advantages to a hard bid if it is a simple project. However, in the case of occupied schools, the CM/GC process has many more advantages, including:
- Teams have the time to meet with the school to understand what their needs and challenges are.
- There is an added benefit of project teams being able to do value engineering upfront, so the school doesn’t get blindsided by anything during construction.
- There ends up being extra time and money to do more of what the stakeholders really want to do, such as painting the ceilings or adding tracks.
According to Drew, the communication piece is the biggest difference between a hard bid and a CM/GC process. If the team is involved early on and are attending coordination meetings with the users, design team, and facility maintenance, it is beneficial to hear what people’s needs are and what’s important to the different stakeholders to ensure the end result works for everyone and that project teams can deliver a high-quality project on time. If a CM/GC model is decided on and the contractor is brought on early, they are able to give advice on how to get the best value out of a project.
What You Need to Know About the Education Space
“These are always complicated projects. One of the items that is unique about schools is that often times there is a lot of emotions with the projects. Communities have ties to these buildings,” Drew states.
Drew also notes that these are complex projects with a lot of stakeholders. Overall, it can be more of a juggling act compared to a typical project. With a school, you’re working for the students, the staff, the custodial service, the District, and all of these different stakeholders that have ties to that building. It’s a constant juggle between making sure that everyone is heard but still being decisive and moving forward to get the project done.
Every school project is unique, with a different “recipe” for each. As focal points of the community, project teams must take innovative routes in order to deliver each project on time and on budget. Perlo is proud to contribute to our communities through our schools and understand the ever-evolving processes that make the end result so special.