Leveling Process

When the bids come in, the PM and the contractor's estimator will evaluate the bids to make sure that they are all "apples to apples" comparison of scope so that the lowest responsible bidder (which conforms to all the requirements of the construction documents) can be determined. This would include looking at missing scope items, substitutions, exclusions, clarifications, overtime work, and any qualifications. In addition, review the secondary subcontractor's work that would be performed for the primary subcontractor (i.e., a controls subcontractor doing work for the primary HVAC subcon-tractor).This process is called leveling. Leveling sheets are prepared which enumerate the major components of a particular trade. See Exhibits 16-6 and 16-7, which are leveling sheets for the painting and HVAC trades. Each subcontractor's scope of work is checked against this leveling sheet. If an item is missing, the PM or the estimator will contact the subcontractor's estimator and obtain the required information. When time is of the essence, the PM will fill in the missing information based on historical data or

Sub 1

Sub 2

Sub 3

Sub4

Base Bid Price

$ 100,000

$ 125,000

$ 108,000

$ 115,000

The painting work is based upon the mechanical drawings: M-1, M-2, M-3, M-4, M-5, M-6 and

M-7 dated 7/20/08. All electrical drawings: E-1, E-2, E-3, E-4, E-5, E-6, E-7 dated 7/20/08.

All plumbing drawings: P-1, P-2, P-3,P-4, P-5 dated 7/20/08. All structural drawings: S-1, S-2,

S-3, S-4, S-5, S-6, S-7 dated 7/20/08. All architectural drawings: A-1, A-2, A-3, A-4, A-5, A-6

A-7, A-8, A-9, A-10, A-11, A-12, A-13, A-14, A-15 dated 7/15/08 as prepared by the architect

and including but not limited to the following:

1. Paint subcontractor confirms the receipt of all drawings and specification as listed above.

included

included

included

included

2. Paint subcontractor is responsible to include all overtime, fabrication, and painting to meet

included

included

included

included

the completion date of June 1, 2010.

3. Paint subcontractor is responsible for furnishing and installing all required scaffolds, lifts, and

$ 10,000

included

included

included

associated equipment to complete the work.

4. Paint subcontractor has read the subcontractor contract and takes no exceptions.

included

included

included

included

5. Paint all gypsum wall board throughout the project.

included

included

included

included

6. Paint all furring at all core walls throughout the project.

included

included

included

included

7. Paint all gypsum wall board ceilings.

included

included

included

included

8. Paint all gypsum column enclosures throughout the project.

included

included

included

included

9. Paint all metal hollow doors and frames per the door schedule and paint specification.

included

included

included

included

10. Paint all wood closet doors.

included

included

included

included

11. Paint all gypsum wall board at all interior stair soffits.

included

included

included

included

12. Paint all window pockets as noted on the architectural plans.

included

included

included

included

13. Paint all light coves.

included

included

included

included

14. Paint high ceiling piping in mechanical rooms and open ceiling areas.

included

included

included

included

15. Paint floor sealer dustproofing at all mechanical and electrical closets.

included

included

included

included

16. Paint subcontractor is to provide 10 man days for comebacks for touch-up painting.

included

included

included

included

17. Provide 2 cans of paint and sealer used at the end of the job.

included

included

$ 5,000

included

18. Paint subcontractor shall advise project manager of any problems prior to the painting of an area.

included

included

included

included

19. Paint subcontractor shall complete all related punch list items within one (1) week after receipt.

included

included

included

included

20. Paint subcontractor at the end of the job shall indicate on the architectural drawings the color

$ 2,000

included

included

included

and manufacturer of the paint used in all painted areas.

21. Sales tax include in the bid.

$ 8,000

included

included

included

TOTAL BID PRICE

$ 120,000

$ 125,000

$ 123,000

$ 115,000

Recommend Subcontractor-Subcontractor No. [email protected] $115,000

Merit shop costs-September, 2007.

03 7

Sub 1

Sub 2

Sub 3

Sub4

Base Bid Price

$ 319,500

$ 231,000

$ 290,300

$ 316,000

The HVAC Work is based upon the mechanical drawings: M-1, M-2, M-3, M-4, M-5, M-6 and

M-7 dated 7/20/08. All electrical drawings: E-1, E-2, E-3, E-4, E-5, E-6, E-7 dated 7/20/08.

All plumbing drawings: P-1, P-2, P-3,P-4, P-5 dated 7/20/08. All structural drawings: S-1, S-2,

S-3, S-4, S-5, S-6, S-7 dated 7/20/08. All architectural drawings: A-1, A-2, A-3, A-4, A-5, A-6

A-7, A-8, A-9, A-10, A-11, A-12, A-13, A-14, A-15 dated 7/15/08 as prepared by the architect

and including but not limited to the following:

1. Furnish and install sheet metal

included

included

included

included

2. Furnish and install acoustical lining

included

included

included

included

3. Furnish and install insulation

included

included

included

included

4. Furnish and install ceiling diffusers and supply registers

included

included

included

included

5. Furnish and install return air grills

included

included

included

included

6. Furnish and install linear diffusers

included

included

included

included

7. Furnish and install AC-1, AC-2, AC-3, AC-4

included

included

included

included

8. Furnish and install smoke detectors

included

included

included

included

9. Furnish and install return air fans

included

included

included

included

10. Furnish and install condensate pumps

included

included

included

included

11. Furnish and install drip pans

included

included

included

included

12. Furnish and install water detectors

included

included

included

included

13. Furnish and install condenser water supply and return piping

included

included

included

included

14. Furnish and install refrigerant piping

included

included

included

included

15. Furnish and install wire mesh screens

included

included

included

included

16. Furnish and install 10 gauge fire damper sleeves

included

included

included

included

17. Overtime-noisy work

included

$ 8,900

included

included

18. Overtime-deliveries

included

$ 6,800

included

included

19. Overtime-welding, brazing, and burning

included

$ 11,000

included

included

20. Furnish water and air balancing and test reports

included

included

included

included

21. Furnish hydrostatic testing

included

included

included

included

22. Furnish chemical cleaning

included

included

included

included

23. Furnish and install controls and control wiring

included

included

included

included

24. Furnish start-up and commissioning

included

included

included

included

25. No sales tax on labor per certificate of capital improvement

included

included

included

included

TOTAL BID PRICE

$ 319,500

$ 257,700

$ 290,301

$ 316,000

Recommended Subcontractor-Subcontractor No. [email protected] $257,700

Subcontractor HVAC leveling.

use the dollar amount used by another subcontractor. After this process is completed, the lowest actual bidder can be determined. In some cases, the apparent highest bidder actually turns out to be the lowest bidder after the leveling process had been completed. If great differences occur between the qualified lowest bidder and the next qualified bidder, then the PM may require further evaluation of the bids.

If the bids come in higher than anticipated, then the PM must look at the subcontractor's breakdown and try to determine the reason for the difference. At this stage, it is also advisable to work with the subcontractor to determine ways in which costs can be reduced. If substitutions were suggested, then any change would have to be evaluated with the design team. Arbitrary changes would be a violation of the contract documents. The design team may have to be involved with the cost reduction process through value engineering. Value engineering is a process to evaluate the use of less expensive materials or alternative procedures for performing the work without materially affecting the scope, program, or functionality of the project.

The subcontractor should sign the leveling sheet so that in the future there will be no misunderstanding between the parties involved. This would also include the agreed-upon exclusions and any exceptions noted by the subcontractor. The CM/GC wants to receive the best and final offer (BAFO) from the subcontractors. Avoid a bid war or auction between subcontractors; this can only hurt the CM/GC as the work proceeds. If the subcontractor accepts the job at a lower cost then he actually needs for the project, then the subcontractor may look for ways to save on materials or work force or develop a claim for the difference.

Was this article helpful?

0 0
Project Management Made Easy

Project Management Made Easy

What you need to know about… Project Management Made Easy! Project management consists of more than just a large building project and can encompass small projects as well. No matter what the size of your project, you need to have some sort of project management. How you manage your project has everything to do with its outcome.

Get My Free Ebook


Responses

  • kevin
    What is leveling sheet in construction?
    11 months ago

Post a comment