Design-Build Construction Done Right – On Time & On Budget
K-Con is a design-build general contractor based in Charleston, South Carolina, specializing in construction projects for various government agencies, including the United States Armed Forces, the Department of Transportation, and state, county, and regional governments. With hundreds of successful construction projects completed, K-Con has built a reputation as a trusted provider for Design-Build construction.
Our Design-Build construction process generally involves five key stages: planning and design, pre-construction, procurement, construction, and post-construction. These stages encompass everything from initial concept and design to the final occupancy and project closeout. Click to learn about Design-Build construction.
As a general contractor, K-Con’s scope of work typically involves managing and overseeing the entire construction project, including tasks like coordinating subcontractors, procuring materials, and ensuring the project stays on schedule and within budget. Click to learn more about our scope of work.
Contact our experienced project management team to learn about your project feasibility, including costs and timelines. Call us at 800-394-5266 or fill out this form.
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Get a free consultation with our experienced project management team to learn about how projects develop, options, and associated costs. Call us at 800-394-5266 or fill out this form.
How Does Design-Build Construction Work?
Concept
This phase starts with your napkin sketch. As you share your dream, we help you consider the following to guide and shape it:
Location
Desires
Operational goals
Company culture, values & identity
Program requirements
Target budget values
Environment
Long-term plan
Project & design team
System selections
Value engineering input
Initial budget & schedule
Project scope
Working together, we will find solutions that meet your goals and objectives, allowing us to move forward with the next step: schematic design.
Schematic
During this phase, you work directly with our in-house cost experts and project managers who provide input on design ideas as they are developed. We will collaborate and perform value engineering with the design team on the following:
Due diligence
Geotech
Phase I & II environmental studies
Develop and finalize the site plan
Building footprint
Elevation
Programming
Space plan
Municipal requirements
Available utilities
Code review
Building structural analysis
Critical path schedule
Budget
Outline specs
By consistently looking for alternative methods and materials, you will see all the options available to fit your budget and make your space or business operations more efficient without compromising on design.
Design Development
The next step is to translate all the collected information and design intent into more detailed drawings. We will continue to work with you to further flesh out the details of the project, including:
Phase One:
50-75% total drawings
Mechanical, electrical & plumbing design
Civil design
Final structural selection & design
Skin/facade cost structure
Planning & zoning
Value engineering
Initial subcontractor cost & design input
Update specs, budget & schedule
Phase Two:
75-90% total drawings
Permits & issuance
Continued value engineering
Update specs, budget & schedule
Guaranteed maximum price
Coordination with municipality
In the end, we will have crafted a final design, budget, and schedule, and will issue construction plans to move into the construction phase.
Construction
Now the work begins. Following a project kickoff meeting, our team will execute and monitor the following tasks:
Adjacent space coordination
Subcontractor scope review & buyout
Mobilize & implement logistics
On-board project team
Safety plan & enforcement
Site security
Superintendent on site
Weekly subcontractor meetings
Subcontractor compliance
Quality control
Submittal review & processing
material procurement
Change management
Payment application process
Cost control & budget updates
Look-ahead schedules with key milestone dates
Schedule management & updates
Owner meetings
Inspections
System & material testing
Progress reporting via weekly owner reports
Fabrication monitoring & shop visits
It all comes together here. Your project takes shape as K-Con manages the construction phase.
Project Closeout
In this phase, we are nearing completion of the project. The closeout process is implemented as each subcontractor’s work is completed and includes:
Our own in-house pre-punch
Punch list with owner
Final inspection
Commissioning
Owner training
Collect warranty & as-built drawings
Maintenance agreements with key subs
Move-in coordination
Hand over keys
Client survey & follow-up
Assist with any warranty work
Post move-in service additional needs
This final phase, along with those before it, ensures the successful completion of a new building or space where your people & business will thrive.
What is K-Con's Scope of Work?
Our scope of work usually involves managing and overseeing the entire construction project, including tasks like coordinating subcontractors, procuring materials, and ensuring compliance with the project’s schedule and budget. Here’s a more detailed explanation of these tasks:
Project Management: Responsible for the overall planning, scheduling, and execution of the construction project.
Subcontractor Management: Source and manage all necessary subcontractors (e.g., plumbers, electricians, carpenters).
Material Procurement: Source and acquire all necessary materials for the project.
Budget Management: Manage the project budget closely and ensure it stays within agreed-upon limits.
Schedule Management: Create and manage the project timeline, ensuring timely completion.
Quality Control: Regular inspections ensure the work meets the required quality standards.
Safety Management: Implement and enforce safety procedures on the construction site.