HITTING THE SCHEDULE Hitting the schedule is a common

							                     HITTING THE SCHEDULE
Hitting the schedule is a common problem that all builders face. However, some do a better job
than others in predicting a schedule, dealing with problems, and getting back on-track.

Common causes of delays are:

      Weather
      Weather is an issue especially when
      the project is just starting out.
      Concrete cannot be poured if it is
      too cold, paint takes longer to dry if
      it is too humid or cold, mud is an
      impediment to productivity, and
      even too much sun can cause some
      materials to fail when they are being
      installed.

      Material Delays
      Windows, Doors, Cabinets, and other
      materials, especially specialty items,
      can take as much time to be
      delivered to the site as it takes to
      build half of the new building.

      Mistakes
      There are about fifty entities that work on even the smallest project even though on a few
      actually show up on site. Because of the sheer number of people involved, mistakes will
      undoubtedly be made in ordering, delivery, or installation. The work will then have to be
      modified or replaced, and this can cause delays.

      Owner Changes
      Owners sometimes change things during the construction. One has to be ready to give
      them information on the impact not just in cost but on the schedule.

Both Turley Architects and Eclipse Master Builders have the tools and experience to see
opportunities for minimizing the time to build a project. One of our roles is to keep the clients
informed of what is happening to their project and to work with them to minimize the impact on
the schedule without cutting corners or reducing quality.




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www.MakeRoom.com                                                                       847 492-0801
                    PROTECTING THE BUDGET
Regardless of whether we are your architect, builder, or both we have developed several tools
and techniques for assuring we hit a budget.

Most projects miss budgets for several reasons:

       The owner exceeds the budget. Often, the Owner takes the lowest possible project cost,
       such as what developers use in mass-produced housing, and use that for the project.
       When it comes time to select materials and features they sometimes find their budget does
       not hold.

       The designer or architect does not keep them informed when what they want costs more
       than their budget can afford. This happens because the architect lacks the construction
       experience to know how much the work costs or has not put into place the tools needed
       for everyone to track the budget properly.

       Hidden Conditions are common to all job but often not enough effort is made beforehand to
       discover them. Doing research and even selective demolition can often be useful in
       predicting problems, reserving funding and creating strategies should problems arise.

       Materials and Labor costs change over time especially after a natural disaster or due to
       laws and code changes. A project that is progressing cannot control these costs.

We have developed several tools and techniques for assuring that the budget and schedule are
at least known and that contingencies – both financial and design – are in place before the work
begins. Most surprises are discovered during demolition, and during this period we pay especially
close attention to anything that might affect budget or schedule.

It is critical for the Owner to stay on top of costs.
To this end, we equip the Owner with the right
tools including TRACKER, a software based
solution which tracks the known and unknown
costs of the project. We also help the owner
with sworn statements and lien waiver
coordination and review.

In the final review of a project one of the
Owner’s most important tasks is to keep an eye
on value – what he or she is receiving for the
monies spent. Our firms help them to achieve
this by making sure that they understand costs
and guiding them in making the best decisions.


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www.MakeRoom.com                                                                       847 492-0801
ASSURING GOOD QUALITY
How do you assure that you get the best value for your money and that the builder does not cut
corners? There are several things you can do:

      Pick the right people
      “Getting the right people on the bus” is as important in construction projects as it is in the
      business world. Get good quality builders and designers and the project will be a lot of fun.

      No bonuses or penalties
      We discourage bonuses and penalties because it creates an adversarial relationship and
      bad feelings. Corners get cut in trying to accomplish one and avoid another. Every minor
      issue becomes a big time delay and cost increase. Also there is a psychological separation
      – it is no longer a team working together but rather it amplifies the goal of making money,
      not getting the job done. The game becomes getting the most money out of the client. It
      is best to rely on the built-in balance of incentives – the builder wants to move on to the
      next project but he knows he could use your enthusiastic recommendation later. Let that
      work for you.

      Make decision at the right time
      You do not want to make decisions too early or too late. Too early and you might lose the
      opportunity to make changes (and things may change anyway). Too late delays the
      project, causing rushing. Rely on the architect and builder to guide you on the right timing.

      Choose quality over quantity
      Always choose quality over quantity. There is nothing worse than spending an entire
      budget and not really like any one part of the final scheme. Build less if you have to but
      build what you will absolutely love.

      Infuse passion
      When you are passionate and do cool things builders get excited. Put the pride back into
      the project.

      Treat everyone with respect
      A lot of people go into a project with suspicion and even resentment. No one wants to
      work in this situation and the quality suffers. Treat everyone with respect and give them the
      benefit of the doubt. You will often find that most people on a job site are honest folks just
      trying to do good work. Cookies also help.

      Limit change
      Making decisions and then reversing them is demoralizing and exhausting.




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www.MakeRoom.com                                                                        847 492-0801
         WHAT MAKES ECLIPSE DIFFERENT?
Our Early In Means Your Early In
Our process is very different from the standard in the industry. We leverage one of the least known secrets
of the industry – that General Contractors do not prepare bids, their sub-contractors do. By getting involved
with projects during the design phase we can assist the client and the designer on issues such as costs,
schedules, and constructability. By assisting early we can help them steer the project to an earlier bidding
phase completion and reduced costs. Then, when we bid out the project in our own way, we assure that the
owner gets the benefit of a competitive process. (See our FAQ page for more information).

Maximum Project Cost Guarantee
Eclipse provides a Maximum Project Cost Guarantee – if our final sub-contractors’ numbers do not meet
project totals, the owner can tear up our agreement and choose another builder. Because our system is so
much faster they do not lose time, nor does it create any obstacles to using a standard bid process later.

Open Book Process
Open Book means you get to see how and why the subs came up with the numbers they did and what those
numbers mean. We bid to multiple subs in each category – masons, carpenters, plumbers, etc. You know
where your money is going, you save money by eliminating the GC’s “padding”, and you get to participate
in a fun and exciting process.

Architect friendly
Because the firms were founded and are led by an architect, we appreciate how important it is for the design
to be understood and honored and the importance of the detail work on the overall impressions and use of the
space. Personnel are accredited, licensed professionals and are experienced in listening to owners and
designers and making sure that the right information is communicated to the right people. We know how to
listen, facilitate conversations, and convey data to the whole extended team – from owners and architects, to
inspectors, sub-contractors, and suppliers.

Owner’s Tools
Eclipse and Turley offer several tools to the owners and designers to help resolve some of the most difficult
and contentious parts of any project – logistics and the tracking of information and decisions. Each client
receives a new “Eclipse Kit” – a zippered, easy-to-carry, portable storage case that contains the information
and tools clients need when visiting vendors, the job site, their designer, etc. The kit contains the tools and
procedures the owner uses to complete the project in a smooth and confident manner.




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www.MakeRoom.com                                                                                   847 492-0801
                                                   FAQs
Isn't there a conflict if your firm is run by an architect? What if I already have an architect?
The answer is - Good! Let’s get going! Eclipse and Turley are run entirely separately. Most of Eclipse’s
project are not designed by Turley and most of Turley’s project are not built by Eclipse. Eclipse will not
provide architectural services nor will it undermine the relationship between an architect and their
client. Turley will not bid out projects to other GCs and to Eclipse as well – this would be an unfair
advantage.

Are you a Design-Build firm?
No! D/B firms tend to be good at one thing and poor at another. Both our firms are separate and thrive on
their own. They do work on some projects together but they also work with other architects and builders.
This keeps them sharp and lean.

How are most projects bid? What is the standard bidding process?
Usually, each builder (also known as the General Contractor) sends out bid requests to his carpenter, mason,
electrician, etc. and receives bids from each of them. He then tallies them up, adds his 16% to 22% and
submits “his” bid to the owner. Therefore only two to four subcontractors are bidding each project. If the
project comes in over-budget, the project is redesigned and resubmitted for bidding. After this re-bid process
happens (sometimes several times), then the owner selects one of the builders for the job and a final contract
for the work is written.

What’s wrong with the standard bid process?
There are several problems:

First it sets the tone right from the first contact that this is an antagonistic relationship. The way builders see
this, the owner is saying “Here is my project. Bid it, and guarantee me a number or else I will find someone
else”. The problems are myriad –

       The contractor assumes that the client is only looking out for their own best interests (i.e – trying to
       get something for nothing or at least very little); therefore, he will bid in such a way as to get every
       dollar of yours that he can.

       He may “low ball” – give a minimum number to get the job and then search the drawings for even the
       slightest missing or contradictory information. Once the house is torn up, he finds problems and adds
       change orders.

Second, most jobs need to be Value Engineered – the design modified when the cost of the project comes in
over budget. Often it is quite substantially over budget. When the job is withdrawn and resubmitted to
builders they are less enthusiastic and their view of your project is forever influenced by the previous design.
You never get the same value for the work as the first time. Each revision is another disincentive for the
builder’s and subs’ bids, resulting in less work for each dollar spent.


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www.MakeRoom.com                                                                                      847 492-0801
Third, you are stuck with the builder’s team. He might be strong in some areas and less so in others. Your
project may benefit from getting more expensive skilled tradesman for certain roles and the less expensive
standard labor for others.

How is Eclipse’s process different?
We help owners and architects get pretty close to their project budget BEFORE submitting to subs. Then we
submit to several subs in crucial categories so, as the owner, you see the real numbers and can choose the
custom team members with us. No re-bid means no delays. Less fighting and conflict – same competitive
benefits.

I am a builder. When the architectural firm bids jobs out won't Eclipse have an unfair advantage?
After having worked with us through design, some of our design firm’s clients elect to have us also build the
project. These are not "bid" jobs: there is a special mechanism to assure that the clients get the best pricing.
When the design firm’s clients elect to bid their projects out to other builders, Eclipse will not be on the
Bidders List - it would be unfair and this would run afoul of one of our most basic founding principles

I want to do some of the work myself. Will Turley or Eclipse work with me?
We often will work with Do-It-Yourselfers but there are several factors including licensing by the local
authorities, insurances, impact on the schedule, and overall impact on the project. Most homeowners decide
to let others do the big work involving the above factors and hassles, and save final steps like painting or trim
work for themselves.

What is the Perfect Project Profiler?
We are not arrogant enough to suppose that every project is the right one for us. In fact we know which jobs
we do really well on. The PPP is a tool we use to not only to evaluate if we are “right” for a project but
whether the project is “right” for us too. We work with the client to fill out the profiler to figure out
logistics, expectations, goals, etc. before we begin. The goal is to discuss the project realistically and in
depth BEFORE everyone starts putting a lot of expensive resources into place. If the project is not right, the
profiler will often tell us who to direct the owner to that will better serve their needs.




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www.MakeRoom.com                                                                                   847 492-0801