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DesignBuild

From the initial design concepts to the finalized home improvement project, our staff is committed to making your project finish on time and on budget. Our design team will ensure your vision is delivered to our experienced building staff to balance the aesthetics, construction limitations, and budget for your project. Schedule a in home consultation today

Kitchen and Bath Remodel Specialists

Kitchen and Bath Remodels are an important aspect of Home Remodeling because these are the primary areas you live in and they need to function correctly for your everyday life. Don’t trust a novice just to save you money, or don't pay over priced large retail companies. Choose Reef Builders and be happy you did it the right way, on time, on budget, with high quality, and a great design! Schedule a consultation today
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Commercial Construction

Do you need a retail store front built out, a resturant/bar TI completed, an office space renovation, or a complete warehouse redesign.  From preconstruction to project execution Reef Builders will deliver a high quality project on time and on budget! Schedule a consultation today

What is Pre-Construction and why is it important?

What are Preconstruction Services I keep hearing builders and contractors talking about?
Pre-construction Services are additional services that some builders and construction managers will provide to clients at the front end of a construction project prior to starting. The main purpose of pre-construction services is to assist the client from the beginning of a project at project conception in achieving their design and budget goals. The end result of the pre-construction process is typically saving the client time and money. I will go into greater detail of what services the contractor may include below. Builders and Construction Managers typically charge a fee for pre-construction services.

What does the Contractor include in the Pre-Construction Services?
The services provided by builders and construction managers during the pre-construction phase of a project will vary depending on the point at which they were hired on the project and the particular type of project. Below is a list of what your contractor may provide during the pre-construction process.

· Understanding the Mission, the Ultimate Goal.
The contractor will need to fully understand what the client wants to achieve. Everything must be disclosed in order for the process to succeed: Budgets, Design Ideas, Location, Timeline, Personality Concerns, etc. It is very important for the client to understand that everything associated with the project must be openly shared with the builder at this point.

· Project Site Review.
The contractor will walk the project site to provide information on: utilities, local government jurisdiction concerns, construction ideas, soil conditions.

· Construction Team Recommendations.
The builder may provide you with suggestions on other organizations that will need to be a part of the construction team. Some of these may include: Architects, Lenders, Engineers, Designers, Real Estate Agents, Land Brokers, Insurance Brokers.

· Preliminary Estimates.
At different phases of the pre-construction process your contractor may provide you with preliminary cost estimates. As the project continues to develop the preliminary estimates can be updated and the information become more accurate.

· Value Engineering / Scope Reduction.
Should there be a discrepancy between initial designs and client budgets, the contractor can recommend alternate materials and construction methods to bring then in sync.

· Constructability and Material Suggestions.
As the project design is developing, the builder will periodically review the construction drawings and documents to make suggestions on materials, construction related concerns, and building systems. This is also a good time to discuss green building options.

· Scheduling.
The preliminary construction schedule works a lot like the preliminary estimate. The builder will develop a preliminary construction schedule showing the timelines of the different activities that will occur during the construction process. This schedule will be periodically updated as the project design evolves.

· Bidding.
The contractor will put the construction drawings and documents out for bid when the following conditions are met: construction drawings are 100% complete, all drawings and documents have been approved by the client, the documents are in sync with the latest estimate and schedule. Once the contractor has received all their bids, they can then present a cost proposal to the client. At this point, if you have not already done so, you will want to discuss the Construction Contract / Agreement and if there are other options to discuss.

I strongly suggest that a builder, contractor, construction manager, construction consultant be hired for pre-construction services for all construction projects. You will never understand all of the benefits this service will provide the client and project unless you have been through the headaches of a project without it. The minor fees that are charged for pre-construction services will ultimately be nominal compared to the time and money they will save the client.

O'neal Pre-Construction

What is Pre-Construction

Traditionally, preconstruction involves performing preliminary planning and engineering in order to define the project, identify potential issues, and analyze cost impacts. O'Neal defines preconstruction as defining the project scope, schedule, and cost as early as possible with the most efficient use of resources and money. Our preconstruction efforts ultimately help the Owner determine if the project is even viable or not. If viable, preconstruction defines the scope of work enough to determine a firm cost and schedule for the project.

What does it entail?

First, we meet with the client to determine where in the process they are of defining the project. Then we find out what their objectives are for preconstruction and what questions/issues they need to resolve. 

The O’Neal team then assesses the level of effort required to get the client to the next step of their process (described in step 1) and the level of accuracy required by the client. We’ll define the deliverables needed to get the client to the determined point and the time frame required to do so.

What is the outcome of Pre-Construction

The main outcome is a firm project scope, schedule, and cost estimate for the Owner. The cost estimate depends on the level of accuracy needed by the client. The preconstruction process is useful to evaluate the constructability of the project and identify opportunities for value engineering. We can also provide the Owner with the following deliverables:

  • Project scope
  • Execution plan
  • Risk analysis
  • Constructability review
  • Cash curve
  • Integrated Project Schedule
  • Engineering
  • Evaluations as specified by client
  • Basis of design
  • Procurement plan
  • Equipment list  -- Options for alternative cost-saving equipment -- Analysis of different equipment approaches
  • P&ID’s (piping and instrumentation diagrams)
  • Electrical -- Electrical loads -- Single-line diagram -- Instrument list -- Execution plan
  • General arrangements
  • Site plan and site evaluation
  • Evaluation of decisions to be made such as expansion/upfit versus new facility
  • Analysis of the manufacturing process and product
  • Suggestions such as manufacturing raw materials versus buying from supplier
  • Utility Diagrams

These deliverables are used in the next project phase or archived for use when the project economics are justified.

What are the primary benefits to the owner?

There are a number of benefits for the Owner. Many of our clients use our preconstruction process as the basis for their capital project appropriation process. Most importantly, the Owner has a defined basis to make an informed decision. The O’Neal preconstruction process removes many of the unknowns of a project and reduces risks for the Owner. We can also identify areas for potential cost savings. The clients we work with like to evaluate the different scenarios upfront and have a defined path to construct the project prior to funding approval.

What are the costs

The cost of preconstruction is typically 1% - 3% of the Total Installed Cost (TIC) of the project, depending on the complexity and amount of work needed to meet the objectives of the preConstruction effort.

How long does it take?

Depending on the scope of the preconstruction effort, it can take anywhere from 2 to 12 weeks which is very quick considering the amount of value added to the project. 



What type of impact will preconstruction typically have on the overall final project in terms of schedule and costs compared to traditional methods?

We have seen preconstruction efforts have a significant impact on the overall project, and save the Owner significant time and money. Since we determine the cost and schedule of the project upfront; we can reduce the number of changes, unexpected costs, and variations of schedule during the project; we can identify early where possible problems will occur; and we can better identify cost savings opportunities. In addition, we also assume the cost risk once the project is funded.

How can you gurantee costs?

We maximize our design effort and focus on critical items that will have the most impact on the cost and schedule, and then we go to the market for pricing. We don’t just rely on historical cost data. In addition, we tap into our firm’s experience and expertise working on similar projects. This experience is vital to our confidence in offering guaranteed costs. 



What are some examples of issues that can be resolved during the preconstruction process?

 

There’s a whole range of unique issues we can address. Some of the most common include:

  • Site selection and requirements
  • Go / No Go – (Project feasibility)
  • Equipment selection (Option analysis)
  • Options for the schedule to avoid obstacles such as critical equipment deliveries, planned production, weather, holidays, etc.
  • Evaluation of utilities
  • Evaluation of soil conditions
  • Identify permitting requirements and issues early on
  • Value engineering options and building material analysis
  • Cost savings options and constructability reviews

The preconstruction process provides owners with enough information to evaluate and begin site selection.

Is there a certain size or type of project where this approach is best suited?

Historically, O’Neal has completed preconstruction for projects between $3 and $85 million TIC (Total Installed Cost). The preconstruction process is ideal for projects that aren’t well defined or projects that have complex design and functionality.

What is the difference between a preliminary design effort and preconstruction services?

Preliminary design starts at the beginning and may take design 25% to 30% down the road. With preconstruction, the focus is on the high-cost and complex aspects of the project. Preconstruction energies are focused on the items that have the biggest cost and schedule impacts.

Owner Builder Pre-Construction

Preconstruction Planning

 

Just like a general contractor, the owner builder must do preconstruction planning to ensure a successful homebuilding project.

Many owner builders lose interest or get worn out during this period. The "instant gratification" level is very low. Your lot remains empty and no work is being done. It begins to seem like you will never break ground. It is important to stay focused and keep moving forward.

Preconstruction Tasks

There are several important tasks that take place during preconstruction. Lot selection, as you may have already reviewed, is a daunting task. Home design and/or plan selection is vital. Homebuilding cannot begin without trades and material, so bid acquisition, review and award must happen. Once you have selected your lot, floorplan, trades and material, you then must get your permits before you can begin any homebuilding. Dealing with municipalities can be a nightmare. As you can see, preconstruction is not just some bump in the road. It is a key to success.

Now is when you are doing the mental homebuilding. Lot selection and floorplan design lay out exactly what you want in a home. Remember to take your time on these tasks and don't settle for OK. Make it yours, even if it takes a while.

Owner Builder Financing

Wow! One look at today's housing market and the sub-prime mortgage mess and most people get scared. It's hard to tell how much of the problem is with banks lending money to people who aren't in a strong position to borrow and how much is a weakening economy. Recent stories of people abandoning their mortgage to get a better deal suggest it may be more of the first.

Remember, I used to work for one of the major builders. In their case, it seems to me, the appetite to grow got too big, too fast and they overextended themselves. Now they have land that they paid too much for and can't afford to build on.

So the big builders are building less...This actually will be a boon for owner builders. Trade contractors and construction managers that used to charge a premium because they were swamped, are now looking for work and are ready to negotiate. Land that a year ago was out of reach is now coming back down to a reasonable price. Now is the time to get your project planned and underway. Financing is an important step. Owner Builder Financing

 

Lot Selection

A big step you can take towards building your own home is selecting and purchasing the right property. This part of the preconstruction process can take a long time. Technically you could already have been conducting your preconstruction research for years as you have looked for that perfect lot.

There are a number of things the owner builder should consider when picking that piece of real estate that will become their building lot. This portion of preconstruction is covered more thoroughly on our Lot Selection Page.

Building Departments

The local building department will be a great resource moving forward. We suggest that the owner builder meet with building department officials to discuss their project prior to the actual purchase of property, bid process, home design or permitting. They will be able to give the owner builder guidelines as they move forward with preconstruction. Aren't sure exactly what to ask? Our building department page has some great suggestions.

Home Design

This is by far my favorite portion of the preconstruction process. I love putting together a floorplan.It is amazing how many resources are out there to help the owner builder realize their dream of designing their own home. Even if you are not artistic, there are ways to put your mark on every aspect of your home design. What are some of the home design resources available?

The Bidding Process

Buying a home is like any other purchase you make. As an owner builder you are a project manager and must manage your budget. That means shopping for the best value. Getting bids and evaluating them properly will save you money and help ensure that the trade contractors you hire are the right ones to help you build your home. There are several things to remember when starting the bid process.

FIND CONTRACTOR LISTINGS IN YOUR AREA

Building Permits

Before the owner builder can even dig a trench on their lot, they must obtain a building permit. Of course, there are some rural or remote areas of the country where this isn't the case, but they are the exception. The owner builder should have already paid a visit to the building department. If this was done, the permitting process will go much more smoothly. There is a more complete synopsis of the permitting process on the Building Permits page.

Jobsite Preparation

The preconstruction process is about to become the construction process. Before the transition, however, the owner builder must do some jobsite preparation. There are a number of tasks that must take place in order to have a construction site that is ready for work, deliveries, inspectors, trash, etc. Take these steps to ready your worksite for the beginning of the construction project.

Get Excited, Tell the World

One fun thing the owner builder can do is share their project and progress with an internet website. If you think it is too much work, you're mistaken. With a free "lens" at Squidoo.com, the owner builder can quickly block build a site and begin to showcase their home. We have started a group for owner builders and now have a ton of related lenses in the group as well as owner building project showcases. Plus, since Squidoo is a co-op, they profit share. You may not make much but the pennies will come in. You can even pick your favorite charity to donate the revenue. Check out and join our group. The ownerbuilderonline.com rss feed is there as well. You can see new pages and updates on existing pages.

 

Natural Stone Counter Tops

Natural Stone Counter Tops

What if you don’t need a general contractor for your kitchen or bathroom remodel? Just need counter tops? In that case, Reef Builders has a solution made just for you.Reef Builders has its own natural stone fabrication shop. We fabricate Granite, Quartzite, Travertine, Marble, Soapstone, and Quartz (e.g. Cabria, Silestone, Ceaserstone, Samsung Radianz, etc.) . Our fabricators have over 100 years of combined experience in the natural stone industry. Our fabrication shop runs a dual axis laser guided saw for precise cuts, and we can fabricate anything you can dream up.

Fill out a sales request form today, so we can schedule a FREE in home consultation with you.

ReefBuildersEdgeDetails 2017

Design + Build

DESIGN-BUILD THE REEF BUILDERS WAY

Remodeling a kitchen or bath, renovating an entire home, adding an addition, or building a home from the ground up can be a mysterious and daunting process. Most people remodeling or building a new home are venturing into the largest personal financial commitment they have ever made.  In order to make the dream a reality, most projects will require many suppliers and subcontractors and involve hundreds to thousands of work hours. Every simple task must build upon another to complete the final structure that you will call home.  Many processes go into just the construction portion. There are many more hours and different skills needed to design and build.  Wouldn't you want the same team working on the design, implementation and delivery of your project? Design-build, design-bid-build and construction management are the three project delivery systems most commonly employed in North America. Over the past 15 years, use of design-build has greatly accelerated in the United States, making this delivery method one of the most significant trends in design and construction today.

 

WHAT IS DESIGN-BUILD?

Design-build is a method of project delivery in which one entity - the design-build team - works under a single contract with the project owner to provide design and construction services. (One entity, one contract, one unified flow of work from initial concept through completion) Design-build is also known as design/construct and single-source responsibility.  Across the country and around the world, design-build successfully delivers office buildings, schools, stadiums,  and transportation and water infrastructure projects with superior results.Design-build is an alternative to design-bid-build. Under the latter approach, design and construction are split . (Separate entities, separate contracts, separate work)

 

ONE CONTRACT, ONE INTEGRATED TEAM

Design-build streamlines project delivery through a single contract between the owner and the design-build team. This simple but fundamental difference saves money and time by transforming the relationship between designers and builders into an alliance which fosters collaboration and teamwork. United from the outset of every project, an integrated team readily incorporates best business practices and a streamlined project schedule to deliver on time and one budget.


THE DESIGN-BUILD ADVANTAGE:

  1. Faster Delivery — collaborative project management means work is completed faster with fewer problems.
  2. Cost Savings — an integrated team is geared toward efficiency.
  3. Better Quality — design-builders meet performance needs, not minimum design requirements, often developing innovations to deliver a better project than initially imagined.
  4. Singular Responsibility — one entity is held accountable for cost, scheduling and performance.
  5. Decreased Administrative Burden — owners can focus on the project rather than managing disparate contracts.
  6. Reduced Risk — the design-build team assumes additional risk.

 

Contact us today to see how we can help you design and build your remodel project or custom built home.

Kitchen, Bath, and Media Walls

Kitchen, Bath, and Custom Built Media Walls

The process of remodeling and renovating is a complicated one. When building from the ground up, there is the option to completely design and create without limitation. This is not the case with an existing structure, and each remodeling project is distinctly unique. By selecting Reef Builders as your remodel contractor you will benefit from the experience of a team who has built everything from an outdoor deck to a multimillion dollar home.

Since we are a general construction company, we don't specialize in one certain trade such as flooring, cabinets or countertops. We have the ability to do them all very well. We are truly a one stop solution to all construction needs with the ability to effectively manage and execute your remodel project on time and on budget.

We understand how each part of your project is related to another and coordinate all aspects of it. While you live amidst the work being done, we carefully demolish, redesign, and skillfully remodel your bathroom, kitchen, or media wall with as little disruption to your comfort and lifestyle as possible.

 

Kitchen and Bath Remodel

Reef Builders can help you design, then build your custom kitchen or bathroom remodel. Our experienced tradesman and staff have remodeled and designed over 500 kitchens and bathrooms.Our experts will assist you in selecting every feature of the room complete with paint colors, flooring selection, cabinetry, plumbing fixtures, lighting options and countertop styles.  We take pride in helping you design your dream spaces.

 

Custom Built Media Walls

Let usl design and build a custom media wall that will enhance your existing home theater, living room, game room, or master bedroom, one that truly reflects your home’s style and design.  Building a custom media wall will add value to your home while elevating the level of design architecture to your already custom home.

 

Requet a quote today

 

Natural Stone Vs. Quartz

Learn The Pro's Best Secrets

 

Countertops are the focal point of any kitchen. Everyone notices a beautiful or horrible countertop. A beautiful countertop can make cheap cabinets look better and expensive cabinets look sensational. But when you get to that stage in your remodeling project, what do you want, natural stone or a man-made product?

 

Read More

New Builds

Stay tuned we have some exciting new builds in the works for 2015...
  Our Address: 228 S. Clark Dr Suite 102
Tempe, AZ 85281
Hours of OperationMon. to Fri. 8am to 4pm
Weekends By Appointment Only

Schedule and appointment today!

Our offices and showroom are conveniently located right off the 101 and Rio Salado Pkwy in Tempe.  Give us a call, or send us an email to schedule a design consultation in your home or at our offices.  480-696-7622 or fill out a sales request form



Remodeling and Home Design