Major condo construction projects involving intricate building systems demand an engineer's insight. An engineer's involvement guarantees condo corporation funds will be properly spent! When gearing up for a major construction project, the most crucial choice you'll make is selecting the right engineer to oversee the project.
This blog post primarily focuses on building envelope projects for wood frame buildings as Key Condo has worked on a lot of these projects. However, most of the suggestions in this blog post are still relevant for any restoration construction project that a condo corporation might need to complete such as roadway regrading; parkade concrete assessment; below-grade post-tensioned cable assessment; retaining wall installation or repair; replacing domestic hot water supply pipes; etc.
The first step in choosing an engineer is soliciting proposals to complete an assessment of the building system. We recommend collecting at least three proposals from different engineers.
Once you have your proposals, it's time to meet potential engineers! Plan to interview at least two of the engineers that provided proposals, either onsite or virtually; it is recommended that you interview the engineer onsite so you can point out different concerns. Allocate around 30 minutes for the interview. During this conversation, you should focus on several critical points:
Testing: Inquire about their destructive testing methods including how many areas will be tested and whether they can use non-destructive testing such as infrared testing.
Additional Investigation: Ask how often they recommend their clients complete additional investigation (at an extra cost) before completing their assessments. Some engineers are known to price their proposals a little low because they know they can ask you to approve additional investigation at a later time.
Budget and Timeline: Discuss how they will present a budget for construction expenses and timelines in their assessment. Most engineers will always provide this information in their assessment, but not all. Also ask the engineer if they can incorporate a phased approach to completing the construction work in their assessment because unit owners may want the option to do the construction project in phases to make it easier to pay for.
Project Management: Since most condo corporations will hire the engineer who completed the assessment to also complete the other three stages of the construction project (design, tendering, and project management), use your interview time to discuss how they intend to manage contractor timelines and charge orders. A good engineer will manage the activities of the contractor to the benefit of the condo corporation.
References and Expertise: Request references for similar projects they've worked on. Ask them to explain why they're the best fit for your condo construction project. It’s a good idea to ask if the engineer you are interviewing will actually be involved in the construction project from start to finish. During the onsite interview, ask the engineer what issues they can already spot and what they think might be good solutions for those issues.
Keep in mind that most engineers will not provide design, tendering, or project management services on a restoration construction project without first doing an assessment. That’s why it’s so important to pick a good engineer to do the assessment because the engineer who does your assessment will likely be your consultant throughout the entire project.
In some cases, condo corporations opt to hire two different engineering firms to each provide an assessment. Condo boards that do this are usually concerned that the extent of damage could be severe and they want a very solid understanding of the total cost of the construction project before the work begins.
One trick you might find useful is review your original construction drawings to see which engineer stamped your drawings as they may be a good candidate to assess the current state of your condo building.
One of the decisions you'll face when picking your engineer is whether to opt for a larger, well-known engineering firm or a smaller, more personalized one. Larger firms offer the advantage of well-defined designs, which can result in lower contractor costs due to reduced uncertainty. On the other hand, one-person engineering shops provide more onsite interaction, with the engineer often attending site weekly to meet with the contractor and review progress.
Remember, whether you go with a larger firm for greater certainty or a smaller one for personalized attention, the ultimate goal is a smoothly executed project that ensures your condo owner investment is well maintained.
After the assessment has been provided by your chosen engineering firm, Key Condo recommends that the condo board call a special general meeting of the owners to discuss the findings of the assessment. It is not a requirement in Alberta that unit owners are consulted prior to starting a major construction project, but it is definitely recommended as major construction projects often lead to special assessments and disruptions to daily life at the condo complex.
After the assessment stage, at the direction of the condo board, your chosen engineer will proceed to the design, tendering, and project management stages. Design involves creating a comprehensive restoration plan based on the assessment's findings. Tendering refers to the process of seeking bids from contractors to carry out the project. While project management oversees the construction process to ensure everything goes according to plan. Generally engineers will charge hourly for the project management stage, but all other stages are a fixed price.
During the project management stage, the engineer's role as your consultant becomes paramount. They ensure the contractor follows the design and maintains the quality standards established in the assessment. Regular inspections, coordination with contractors, and addressing any unforeseen challenges are all part of your engineer’s responsibilities. Your engineer is your advocate on the construction project.
In conclusion, the right engineer will set the tone for the entire construction project. The assessment stage lays the groundwork for a successful construction project. Interviews help evaluate the engineer's compatibility with your project's needs. The subsequent stages – design, tendering, and project management – are where their expertise truly shines.
In future blog posts we will provide tips and tricks to help condo boards keep long-term costs down and reduce agitation with unit owners during construction projects. Stay tuned to ensure your condo board makes a well-informed decision that sets your condo corporation on the path to success.
Please leave a comment with your own tips and tricks for choosing an engineer.
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