• (1a) Kick-Off Meeting: Setting clear objectives is essential for aligning all stakeholders with the Owner’s expectations. This process involves defining the program scope, budget, and schedule. Rycon will collaborate with the Owner, design team, and consultants to prioritize key outcomes including functionality, sustainability, cost-efficiency, and schedule adherence.
• (1b) Feasibility Review: As your preconstruction manager, we will begin with a feasibility analysis to ensure the project’s aspects align with your goals, budget, timeline, and site conditions. Rycon will report these findings to the project team for evaluation and consideration to incorporate into the design. Rycon’s expertise will yield lower construction costs, lower operating/maintenance costs, and shorter construction durations. Rycon will provide insight into local construction practices and readily available materials to incorporate the most effective means and methods into the design.
• (1c) Budget Development: Successful projects are built upon solid estimating and budget development based on a clear understanding of the intended scope, schedule, and expectations. Rycon’s experienced preconstruction team will draw upon our extensive company-wide database of current market pricing using cost management tools to develop the initial cost estimate. Our process involves analyzing materials, labor, equipment, and potential risks while incorporating value engineering to identify cost-saving opportunities without compromising quality.
• (1d) Establishing Preconstruction Schedule: By coordinating with the entire team, Rycon will develop a preliminary schedule outlining key milestones including design reviews, budget approvals, community requirements, permitting, procurement of long-lead items, and subcontractor selections. This schedule will be adjusted accordingly as the preconstruction process moves forward.

Rycon will complete estimates at all major milestones with increasingly more detailed and accurate information to ensure the project is being designed within budget. This process gives the Owner better control over the scope by providing a clear comparison between the estimates and the established budget. If the estimates show that the budget allows, the team can consider adding scope to the design. Conversely, if the budget is exceeded, adjustments can be made to scale back the design. In such cases, Rycon will offer targeted scope recommendations and corrective actions to help realign the project with the budget.

• Schematic Design (SD) Estimate: The SD estimate builds on the established program budget by organizing costs by major construction elements. The estimating staff develops a detailed statement of construction costs based on a quantity survey of the SD drawings and specs.
• Design Development (DD) Estimate: Using quantity surveys from the enhanced design development documents – mechanical, electrical, and plumbing documentation begins to materialize. Because there is more detail for specific project components, the accuracy of the estimate is increased and allowances become real numbers, and contingencies begin to be reduced. A full cost report will be provided at this time.
• Construction Document (CD) Estimate: The CD estimate represents the final major pricing effort before construction begins. At this stage, the CD set is fully detailed and complete, providing a clear representation of the project’s scope, materials, systems, and specifications. This estimate, which may be the GMP, incorporates design changes, subcontractor bids, value engineering decisions, updated material costs, and any other revisions that occurred during the transition from the DD phase.

Rycon’s philosophy is to establish a realistic budget and to monitor the design process to give the Architect continuous feedback on the cost implications of the design as it progresses. Rycon will provide regular updates to the budget as the design evolves and as major scope decisions are made.  Our detailed approach to the conceptual, schematic and design development stages of a project have proven to be both accurate and realistic.

The goal of Rycon’s value engineering process is to achieve design excellence while considering the life-cycle cost of the facility’s systems and materials. Rycon’s typical method goes beyond simple cost-cutting. Instead, we focus on function and what is best for the overall project and budget. This analysis considers all expenditures related to construction, maintenance, and operation.

Our key objectives consist of exploring options, prioritizing quality, minimizing costs, and reducing schedule. To meet these goals, we implement a five-phase systematic approach to ensure every dollar spent delivers maximum value to the Owner by avoiding unnecessary expenditures and optimizing building functions.

1. Information Phase: Rycon’s preconstruction team gathers information about the project’s overall vision including requirements, design, background, constraints, budget, and goals.
2. Creative Phase: The multidisciplinary team uses group interaction to identify alternative ideas to enhance value. When opportunities are identified, the team discusses in an open forum, often involving suppliers, subcontractors, and consultants for specialized input.
3. Evaluation Phase: After the creative brainstorming phase, the ideas are screened and evaluated by Rycon’s team. We will discuss any innovative methods that can improve outcomes.
4. Recommendation Phase: The team prepares the VE recommendations to the Owner in a timely and organized format. A cost/benefits deliverable is prepared that allows for informed decision making.
5. Action Phase: After the Owner approves and/or modifies the recommendation, the VE action is implemented. The design is accommodated, and estimates are adjusted to reflect the change.

Rycon’s successful methodical approach to value engineering achieves a balance between cost, aesthetics, quality, schedule, and function.  Value engineering is an essential practice in construction that enhances project efficiency, reduces costs, and maintains overall quality. By systematically analyzing and optimizing design, materials, and processes, Rycon can deliver our clients high-value projects that meet expectations while ensuring long-term sustainability and performance.

During the preconstruction phase, Rycon will conduct constructability reviews to ensure project efficiency by identifying potential issues early and developing solutions collaboratively. The process begins with a preliminary session during the Design Development (DD) phase and a more comprehensive session during Construction Document (CD) phase.

1. Document Evaluation:

• Rycon conducts an internal review session involving all team members to examine drawings for clarity and completeness. We will verify that all design specifications align with construction feasibility.

2. Material & System Analysis

• Evaluate the availability and cost-effectiveness of specified materials.
• Explore alternative materials or prefabrication methods for improved efficiency.
• Ensure selected materials meet durability and sustainability standards.

3. Construction Methods & Techniques

• Analyze design and specifications for constructability.
• Identify opportunities for modular construction or prefabrication.
• Optimize site logistics, including staging areas, equipment access, and traffic management.

4. Scheduling & Phasing Review

• Develop a sequencing plan to prevent bottlenecks and workflow disruptions.
• Identify long-lead items and plan procurement strategies.
• Ensure coordination between trades to avoid conflicts during construction.

5. Risk Management & Safety Considerations

• Address potential safety hazards related to site conditions and construction activities.
• Develop risk mitigation strategies to prevent unforeseen issues.

After the internal review, Rycon organizes a broader team meeting with the Owner and design team to collaboratively review the constructability findings.  This process is crucial to ensure a seamless transition to construction by identifying and addressing challenges, construction managers like Rycon can deliver projects that are cost-efficient, on schedule, and built to the highest quality standards.

Project Master Schedule

Rycon will prepare an overall master schedule incorporating the activities of the project throughout preconstruction and construction. Input is solicited from the team members and subcontractor community to show durations, sequencing, and interdependencies between design milestones, construction activities, and peripheral items (e.g. programming, financing, permitting, approvals, fabrication, mock-ups, etc.). It will highlight the long-lead items, including tasks and durations for early procurement and engineering.  This schedule is used as a basis for planning, coordinating, and establishing a series of milestones.

To effectively manage the project, it will be necessary to develop more detailed schedules that break down and examine in greater detail the many events that must take place to maintain the project milestones. Such schedules are usually organized on a 30, 60 and 90-day basis to provide short- term “look ahead” schedules for the project team and site staff.

These “look ahead” schedules are the real tools to control job progress. They are used as a basis for discussion at meetings and, should the schedule slip, they are revised to show accelerated work durations or other recovery measures.

Rycon is the focal point for the schedule, receiving updates from the team, monitoring progress, and publishing updates as revisions are made.

Site Logistics

Rycon will develop, maintain, and actively monitor a site logistics plan.  This plan will be thoroughly reviewed and regularly updated to adapt to project progress and changing site conditions. Key components include:

• Site laydown area
• Traffic plan
• Material storage
• Space for heavy machinery, cranes, etc.
• Site safety and security

Rycon strategically aligns material procurement and subcontractor selection with the project’s budget, funding requirements, schedule, and quality requirements. Our approach prioritizes early identification of long-lead items, competitive bidding to control costs, and risk mitigation through thorough market analysis and supplier prequalification.

Leveraging our network of offices, we maintain an extensive, shared database of qualified subcontractors and suppliers. Our experience across diverse markets has provided us with deep insight into the subcontracting industry’s capabilities, ensuring we engage the right partners for each project. Combined with the long tenure of many of our seasoned staff, we are already informed regarding capability, reputation, and performance expectations for many of the subcontractors in the local marketplace.

Rycon’s strong payment and performance reputation, attracts many major subcontractors seeking opportunities. Throughout the vendor solicitation activities, Rycon will conduct itself as a representative of the Owner. We will work to develop the best, inclusive list of most qualified subcontractors and suppliers to compete for the bid packages. Our ultimate goal is to maximize local vendor participation, foster strong partnerships, and deliver high-quality results.

Subcontractor Prequalification

Rycon requires all subcontractors to be prequalified before bidding or contracting work, including agreeing to sign our Master Subcontract Agreement. Our subcontractor prequalification involves completing a customized form on our website and providing critical documents and information such as a W-9, bond rate, insurance proof, EMR, OSHA records, litigation history, past performance, and references. For Subcontract Default Insurance (SDI) projects, additional documentation such as financial statements, surety letters, and a C2M report are required.

Once a subcontractor’s online form is received, Rycon conducts an internal evaluation, and our accounting department runs a financial report (i.e. D&B). Subcontractors with less favorable reviews may undergo risk mitigation measures, including joint checking, sub-subcontractor verification, or flat procurement. If the subcontractor meets our high standards, they will be notified and added to our database.

Prepare Bid Packages and Solicit Bids

The following steps will be taken to ensure maximum awareness of bid package availability, due dates, and access to the most up-to-date documents:

• We will send out an invitation to bid that provides limited information on the project and package opportunity that requires a return non-disclosure affidavit prior to the vendor being able to access the document.
• Rycon will provide an electronic document link to prequalified subcontractors that intend to bid.
• Rycon will develop bid package scopes of work that includes contractual requirements, milestone schedules, and other relevant information related to the project requirements that will be included in the electronic document link.
• Within 3-7 days prior to bid date, Rycon will send a detailed scope of work sheet for completion and attachment to the vendor’s proposal.
• Rycon will have conversations regarding the scope of work, schedule, capacity to perform, long lead materials and equipment, constructability, and familiarity working in the area.

Following organized sharing of all bid results, we can collectively discuss the best prequalified subcontractor and supplier awards that brings the best value to the project.

Rycon’s preconstruction team will present the Owner will all costs related to the project by utilizing our “open book” policy.

Safety is the highest priority on every Rycon project. Our dedicated safety team will work closely with the Owner and design team to develop a comprehensive, site-specific safety plan tailored to the project’s unique conditions and challenges. This plan will be strictly enforced throughout the project’s duration to ensure a safe working environment for all personnel.

The transition from preconstruction to construction is a critical phase where our collective preliminary planning is transformed into actionable execution. During this handoff, all deliverables such as GMP, schedules, design documents, procurement plans, and logistics strategies are finalized and communicated to the construction team. This includes detailed scope reviews, trade coordination meetings, and the development of a project roadmap. The construction team is briefed on risk assessments, value engineering decisions, and critical milestones. This seamless transfer ensures alignment between planning and on-site execution, minimizing disruptions, maintaining budget control, and fostering collaboration for a smooth project kickoff. By engaging in a comprehensive preconstruction process, Rycon ensures that projects are delivered efficiently on time, and within budget, while maintaining the highest quality and safety standards.