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Total Project Coordination through Turnkey Construction

Wed, 01 Sep 2010 03:14:00 -0900

Last week we discussed how important total project coordination is to the success of a project. One key part of that integrated process is turnkey construction, which is the work that begins with setting modular units in place on a jobsite. Before turnkey even begins however, experienced DeLuxe project managers participate in critical ways from the very inception of the project, long before the first modular unit is delivered to the site – even before modular construction actually begins. These project managers stay involved right through the manufacturing phase, so that things go well later, on site. The managers develop schedules that are fully maintained throughout the project, that clients can literally take to the bank. Our guaranteed pricing is made possible in part by the managers’ skillful, knowledgeable participation. When modular units reach the jobsite from DeLuxe’s production facility, DeLuxe is there to manage every step up to the turnover of the completed project. (Preliminary site services such as excavation and foundation prep typically are handled by others.) DeLuxe will manage crews that will set the modular units and make them watertight, and establish all mechanical, electrical, and plumbing connections, insuring that the job is done right. At all times, DeLuxe project managers are making sure that every aspect of the work proceeds according to plan. Constant QC monitoring, coupled with continuous open dialogue among all divisions at Deluxe, avoids unwanted surprises. The project concludes with on-site crews completing all fit and finish elements, interior and exterior. The project is then turned over to the new owners for use. Exerting this level of management over a project is essential to the project’s success, and it allows DeLuxe to insure that a project is finished on time, and on budget. The end result? A building that’s in use in half the time or less compared to conventional construction methods. Finance interest costs are drastically cut. Impossible deadlines (like the start of a new semester or the tourist season) are met. Ultimately, it comes down to this: Deluxe understands what it takes to finish a project right. We have the established experience, structure and workforce to manage your project from start to finish. Now that’s total project coordination.

Maximize Modular Construction Benefits through Total Project Coordination

Thu, 26 Aug 2010 09:05:00 -0900

Coordination and project management – when you have them both on a construction project, your chances of getting good results go up exponentially. And in that situation, the specific benefits that modular construction offers are also powerfully magnified. Anyone who’s spent time on a construction jobsite knows what happens when the reverse situation prevails. When subcontractors are assembled only for one specific project, they may be badly out of synch. In the worst case, they may be at cross-purposes with one another. If coordination is lacking at any level, for any reason, time will be lost and money will be wasted. Better by far to arrange all-phase continuity from the start of the project, which happens to be an enormous benefit that DeLuxe Building Systems offers to its clients. DeLuxe’s construction division accounts for seamless continuity between the production facility and jobsite on our projects – and that makes all the difference in maximizing modular construction benefits. This collaboration on turnkey construction of our modular buildings cuts project time, insures fewer delays and cost overruns, and improves cash flow for our building customers. As Wes Minster, DeLuxe’s Director of Construction puts it, “Having someone who understands the entire process of modular construction on your team only makes sense. We have the same overhead and profit structure as any construction entity. But a professional knowledge of modular buildings and their features and benefits is a value not easily duplicated. Our long history has proven that only providing modular units and leaving the site work to someone else who has limited knowledge of the modular process is a poor business model. We want to be involved with the entire building, and not just provide modular units and leave someone else to figure out how to make the building work.” What this method of total project coordination produces – in contrast to less integrated approaches – is consistent on-time project completion, and this success is a matter of time and a matter of dollars. On-time completion to an accelerated schedule puts the building to work earlier. Once a building’s in service it can start returning investment. While it’s still being constructed, it’s on the wrong side of the balance sheet. Up-front price is a concern in every construction project. In truth, most customers realize that a true understanding of cost takes the whole picture into account. When site services are entrusted to DeLuxe Building Systems, the end result is a project completed successfully— through total project coordination. Next week we’ll discuss an important part of total project coordination, DeLuxe’s turnkey construction process. 

Reducing Risk through Guaranteed Pricing: Modular Doesn?t Gamble with your Budget

Thu, 12 Aug 2010 05:01:00 -0900

    It’s every developer’s worst nightmare: material prices have suddenly increased, and your general contractor is unable to finish the project without a budget increase.  We’ve all heard horror stories of escalating project costs; maybe you’ve even been in that unfortunate situation yourself as a developer, or a general contractor. Given the current economic conditions, projects are being built, but under tight budget restrictions.  Cost creep can prevent a project from being completed on-time—or at all. It can also affect end-user pricing. Rent or sale prices for apartments and condominiums, room rates for hotels, or student tuition may need to be increased beyond a point that is viable for the market. The bottom line? Projects simply must meet the budget goals established at the beginning of a project. The unfortunate reality is that many construction companies are unable guarantee their pricing. Mismanagement and inexperience can lead to cost overruns, and many companies are simply unwilling to make a fixed cost guarantee. This isn’t the case at DeLuxe Building Systems. We’re able to assure our clients of a fixed cost upfront because of our extensive pre-production planning, and our modular construction method.  Our project team and estimating department work with established vendors to generate an accurate project quote, insuring that our clients know what the modular portion of their project will cost, before they sign a final contract. This model prevents unforeseen expenses from arising, and change orders become virtually nonexistent. Additionally, DeLuxe’s structured and controlled method of construction insures that construction materials are properly ordered, and are not wasted. Specific material lists for each modular unit are determined upfront by our Engineering department for Purchasing. During the modular pre-production phase of construction, steel framing is cut precisely to size with state of the art custom equipment; insuring that none is wasted. In the present economy, funding for new construction is difficult to obtain and maintain; therefore keeping costs under control is a necessity in order to insure a successful and profitable project. The modular construction method combined with DeLuxe’s complete pre-production project planning reduces your risk and fixes your project cost at contract time, making your project costs a sure thing.

Greener and Cleaner: Modular Doesn?t Mess Around

Mon, 02 Aug 2010 09:22:00 -0900

Constructing buildings with our planet in mind is continuing to become the norm in both the residential and commercial construction markets. Eco-friendly buildings, as well as the method by which they are constructed may have once been considered a passing “fad”, but are now deemed to be standard.  A recently published article by EL Insights reports that the green building market will continue to see broad growth due in no small part to an increased sense of awareness and social responsibility. While green building has in recent years gone mainstream, in the world of modular construction, building green is a constant that has always been.    Although the modular construction method is naturally environmentally friendly, at DeLuxe, we make it even greener by building only with steel and not environmentally costly wood-framing.  We also utilize equipment that enables us to precisely cut to size structural steel, insuring practically no waste.  Aside from the obvious benefit of not wasting materials, the profit here is literally passed along to the client; using less material helps to keep project costs low.   The modular construction method is also cleaner compared to conventional site built construction methods. At DeLuxe, we build in our 250,000 square foot indoor climate controlled facility; our production isn’t affected by the weather. Indoor construction also means that your building will be protected from mold and mildew, and bug infestations. Our modular units undergo a continuous inspection process and are cleaned and then wrapped tightly before they leave our plant to be shipped to a jobsite.   There are many different outlets in which we can be involved with keeping our planet clean and healthy; building green, sustainable structures is just one way to make a contribution. The modular construction method has always been inherently sustainable and eco-friendly. DeLuxe is proud to have always used modular’s built in efficient method of construction, and make even more of a contribution to our planet and our future.

Modular Construction ?LEED's" the Way

Thu, 15 Jul 2010 10:45:00 -0900

In the construction and building industry, the phrase “going green” has for some time now been an essential part of the everyday language of anyone associated with the business. It’s no secret that there is a great demand for environmentally friendly and sustainable building methods and practices.  “Green” is in, and with it comes standards for building environmentally friendly, sustainable structures. The US Green Building Council’s Leadership in Energy and Environmental Design (LEED™) green building rating system has become the standard by which a building’s design, construction and overall environmental performance are measured.  A project earns one of four LEED certification levels by fulfilling prerequisites and credits, for which points are earned. The complete process and certification requirements are explained on the USGBC’s website, www.usgbc.org.While everyone is anxious to make “Green” a part of their sales pitch and reap the benefits, there are many construction methods that are unable to really walk the “green” walk. Modular Construction however, isn’t one of them. Modular construction is not only inherently environmentally friendly; it contributes to LEED™ eligibility in several ways. Modular reduces energy consumption. Modular units are built from the inside out, allowing the fire caulking and sealing of all air infiltration openings, making the building more energy efficient. (Energy and Atmosphere: LEED™ EAc1: Optimize Energy Performance) Modular uses high recycled content nontoxic steel framing. Structural steel is a high cost primary building component in DeLuxe’s modular units, and easily exceeds the required 10% recycled content requirement (based on total project cost). Certain kinds of steel used by DeLuxe contain nearly 100% recycled content (60% post-, 40% pre-). (Materials and Resources: LEED™  MRc4: Recycled Content 10% (post-consumer + 1/2 pre-consumer) Off-site building lessens on-site waste. Small amounts of in-plant waste are generated from modular construction, and are managed through a recycling plan which includes recycling materials such as wood and gypsum drywall. (Materials and Resources: LEED™  MRc2: Construction Waste Management (Divert 50% from disposal) Modular improves indoor air quality. DeLuxe typically specifies low-VOC materials for all projects in order to increase indoor air quality for building occupants. (Indoor Environmental Quality: LEED™ EQc4 1-4: Low Emitting Materials (Adhesives & Sealants, Paints & Coatings, Carpet Systems) The USGBC’s LEED™ rating system is a commendable way to measure sustainable and truly eco-friendly buildings, yet simply obtaining that high LEED™ rating shouldn’t be the objective of any project.  “Going Green” through a building’s design, construction and everyday use should be the goal simply because it’s the right thing to do. Utilizing modular construction methods is one way to reach that goal.

An Open Invitation to a Lunch and Learn Event: What Do You Need to Know Before You Build?

Thu, 08 Jul 2010 09:04:00 -0900

How can you increase first year revenue, keep your construction worksite more secure, and build using environmentally friendly methods that contribute to LEED eligibility? Before you even begin your next multi-family construction project, you need to attend DeLuxe’s Lunch and Learn event on July 29th at our Berwick, PA corporate offices. Beginning with a tour of our recently upgraded steel production facility, you’ll learn about our unique modular construction process and our advanced manufacturing techniques. We’ll discuss the many benefits of modular construction, including speed, quality assurance and durability, and learn how these benefits are an advantage to project owners, developers, architects and end users. Additionally, we’ll discuss some of the latest methods, trends and techniques for hotel, rental/senior apartment and student housing construction, including new methods for building efficient and sustainable multi-family structures.  So join us on July 29th at 11am at our Berwick, PA offices. Bring your questions and your friends, have lunch on us, and learn how to make your next multi-family construction project a success! We’ll have a bank representative available to discuss project financing, so join us on July 29th at 11am. Reserve your spot now by calling 800-843-7372 or email rachelteneyck@deluxebuildingsystems.com.

More than it Seems: ?Prefab? Construction Isn?t Just for Houses

Mon, 28 Jun 2010 06:10:00 -0900

The terms “modular” and “prefabricated” in relation to offsite construction methods are considered to be interchangeable, and yet for many, the word “Prefab” conjures up images of box-like modernist homes. Within the building industry, “Prefab” is typically used to describe a particular style of home, rather than a construction method. In reality, Prefab is much more than a style of home.    “Prefabricated”, according to Webster’s Dictionary is defined as “to fabricate the parts of at a factory so that construction consists mainly of assembling and uniting standardized parts”. Commercial modular construction also fits this definition.  At DeLuxe, what we build is technically “prefabricated”, yet what we build is vastly different from the typical prefabricated home. We “prefabricate” steel-framed multi-family, multi-storey structures. Our method of building is steel-framed offsite modular, and we build using two unique Modular Construction Systems that have been created to bring the utmost value to different construction types required by code and market demands. System 1: Light Gauge – Load Bearing Wall Construction This system is all light gauge steel framing with a structural perimeter floor to carry load transfers up to 5 stories high, and fits the 1-5 storey combustible product classification. Most fire rated assemblies in this system achieve a 1 hour fire rating. System 2: Structural Steel – Point Load ConstructionThis system is all structural steel with vertical point loads, with light gauge framing filled in between the structural columns. It is typically utilized to build 6 stories and higher, and fits the non-combustible product classification. Most fire-rated assemblies in this system achieve a 2-hour fire rating.   The word “prefabricated” isn’t being correctly applied when it is used to refer to a certain type of housing; this is only one facet of the modular building industry. DeLuxe’s steel-framed modular construction method is also prefabricated construction, and we’ve chosen to build this way because it’s stronger, safer, more durable, and environmentally friendly. For multi-family buildings, the value of building with steel using prefabricated construction methods is immeasurable. View DeLuxe’s Project Gallery to see some of our completed multi-family projects 

The Beginning of the End? Hotel Industry Optimistic about Economic Recovery

Thu, 10 Jun 2010 08:39:00 -0900

Attendees at New York University's International Hospitality Industry Investment Conference this past week displayed overall optimism about the future of the hotel industry, and confirmed that the industry is in the beginning of a slow recovery.  The annual conference gathers leaders in the hospitality industry to network and discuss industry issues and trends. Mickey Locey, New Business Development Manager for DeLuxe’s Hospitality Division attended the conference, and confirmed that overall industry confidence is slowly increasing.  While there is still apprehension regarding unknown factors that can affect current and future business, it’s hard not to be somewhat optimistic as RevPAR for the industry is predicted to be up by 3% this year. As demand slowly increases, the idea of new construction is beginning to be discussed. While it is unclear when financing for new construction will become readily available and unclear at what pace new projects will begin, it is crystal clear that for the developers with the vision, now is the time to start the planning process.  As the demand for new supply returns, construction costs will go up and developers will find it harder to get projects built quickly. At DeLuxe, we’ll be able to help solve this problem by utilizing our offsite modular construction method which not only allows us to build 12 stories high, but also allows us to build quickly in order to bring hotel owners crucial first year revenue sooner. As business continues to fight its way back, DeLuxe aims to support the industry through new hotel construction. Along with the hotel industry, we look forward to the beginning of the end of the economic recession that has affected us all so greatly.