Subdivisions
Subdivisions are our core business. We understand subdivisions and have the crew to undertake all the construction work, whether it is a two Lot subdivision, a 100 lot project. Our Project Managers and crew have years of experience in Subdivision Construction.
Some of the Subdivisions we have competed include:
Whisper Cove at Snells Beach
WHISPER COVE FACTS & FIGURES
Over 80,000cm of clay & topsoil moved
Over 1200m of new roads & footpath & services.
Over 2600m Stormwater & Sewer pipes laid.
3m diam arch Multiplate Culvert over 100m long.
Over 300m of Existing Stream completely realigned.
Vinewood Drive, Albany:
Rakich Place, Henderson
Bayview Road, Browns Bay:
Gibraltar Street, Parnell
Tidal Road, Mangere
Okura River Road, Okura
KEY POINTS IN SUBDIVISION CONSTRUCTION
SUBDIVISIONS ARE COMPLICATED. WITH CONSENTS AND OTHER LEGAL REQUIREMENTS THE ACTUAL CONSTRUCTION INVOLVES ONLY ABOUT ONE THIRD OF THE ACTUAL TOTAL TIME FROM START TO FINISH.
| Consents Planning, Design, Tendering | Construction | Council Sign off |
To ensure the whole process goes smoothly we suggest:
- Engage a well qualified Consulting Engineer experienced in Subdivision Design and Supervision.
- Do not skimp on the design work. Money spent on design will be saved in construction.
- Have all Council & Consent approvals in place.
- If the land is heavily vegetated, have the clearing done early before detailed design is carried out. The more accurate the contours the better the design and the more accurate the quantities and costs.
- Get at least three prices from three reputable Contractors. Ask for recent examples of similar work they have recently carried out.
- Lowest Price is not always the best. The lowest price usually means shortcuts.
It's unwise to pay too much,
but it's also unwise to pay too little."It's unwise to pay too much, but it's unwise to pay too little too. When you pay too much, you lose a little money.....that is all. When you pay too little, you sometimes lose everything because the thing you bought was incapable of doing the thing it was bought to do.
The Common Law of business balance prohibits paying a little and getting a lot...it can't be done. If you deal with the lowest bidder, it is well to add something for the risk you run, and if you do that, you will have enough to pay for something better."
John Ruskin - Do not split up the contract. There are many "grey" areas and splitting the sub contracts will only leave uncertainty in who carries out certain work. You will receive better service from one Contractor who has control of the whole project.
- Consider a Lump Sum Contract. (see below)
- Most Experienced Civil Engineering Contractors have experienced Project Managers and Supervisors. They have priced these people into the Contract Costs. Make use of these people.. you've paid for them and all their experience.
- There are many issues which Contractors need to deal with these days concerning the Environment. Don't expect Contractors to skimp on these issues. Over the years they have built up rapport with Council Officers and they have future projects to work on when they have completed yours.
- Remember the construction work is subject to the whims of the mother nature. Be patient. Sometimes more progress is made when you do nothing. So if it has rained for a week, don't expect work to happen the day after the rain stops. The Contractor is just as interested in working as the client is in making progress, but he can also go backwards.
- Having the local Council Sign off your job can be the worst part of the total project. Once again having the Consulting Engineer involved in this process is very important. Do not under estimate the time this will take. Council's are usually involved in taking over some of the new work as new assets and they are very officious in ensuring all work is to their standards.
Why Go to Lump Sum Contracts?
Most Contracts are Measure & Value Contracts.
The contractor has a "Schedule of Quantities" which they add rates to do particular work. For example it may be:
| Description | Unit | Qty | Rate | Amount
|
| Cut to fill | cub m | 300 | $10.00 | $3000.00 |
The Contractor then claims for the actual measured amount at the agreed rate which may be more or less that the quantity scheduled. The final price for the Client can therefore be more or less than the Tendered price. In most contracts the Engineers add a Contingency amount (usually around 10%) to allow for unknown items and extra work.
In a Lump Sum Contract both parties agree on the Total Price to be paid and provide that the project is basically as per the plans the Final Price is a known and fixed amount. The benefits of a Lump sum Contract are:
- Fixed price for budgeting (no hidden nasties)
- No need to quantify or negotiate on measured quantities
- Changes the focus of all parties to the project completion.
- Creates innovative thinking
- And in general it is just easier for all parties.
- A Contingency amount does not apply
Price Check : Check "What is not included?".
- Tags. Most contractors do not include GST in their prices.
- Check that the price includes the removal of all surplus spoil & materials from site. If it does not, this can be expensive