1. 4416 219TH
Place S.E. Cell: 206-979-0498 E-mail: joe@jtconsultingservices.net
Bothell, WA Fax: 425-949-5662 Web-site: www.jtconsultingservices.net
1
OWNER’S REPRESENTATIVE
As an owner’s representative, we serve as an extension of the owner’s staff. J. T. Consulting
Services provides guidance through the lifecycle of your project, protecting the owner’s interests
at all times.
J. T. Consulting Services provides owners with the value-added resources they will need to
make their project a success. For an owner whose team may not have the required depth of
resources to look after each component of a project, J. T. Consulting Services literally serves as
an extension of your staff.
As the project’s “eyes and ears,” we can provide on-site representation to make sure that
construction proceeds in accordance with contract documents, on time and within budget.
Working as your advocate, J. T. Consulting Services expert enable clients to focus on their core
business without distraction.
J. T. Consulting Services provides "Owner's Representation" services for all phases of
construction - - from project inception through project completion and closeout. Services are
focused on project planning, budget adherence and cost control, scheduling, identification and
adherence to project time constraints, change order and claims mitigation while meeting the
quality requirements of the contract documents. J. T. Consulting Services provides these
services to building and property owners, developers, project investors, and others.
A. PRE-CONSTRUCTION PHASE
Conceptual Services
Define project objectives and constraints (user requirements, design goals).
Assist in site evaluation, selection, and acquisition.
Develop conceptual / preliminary budget.
Prepare conceptual "Milestone" schedule.
Assist Owner in evaluation and selection of Architect / Engineer. Define scope of
services.
Interface with local municipalities regarding planning and permits.
Risk identification and mitigation. Evaluate project insurance requirements.
Define project delivery system traditional design / bid/build, phased fast track,
construction manager (CM), multiple prime contracts, design / build, guaranteed
maximum price.
Review "Constructibility" and "Construction Phasing" issues.
2. 4416 219TH
Place S.E. Cell: 206-979-0498 E-mail: joe@jtconsultingservices.net
Bothell, WA Fax: 425-949-5662 Web-site: www.jtconsultingservices.net
2
Assist Owner in selection and qualification of the Contractor.
Develop "partnering" program.
Design Development Phase Services
Review cost estimates at schematic, design development, and 95% completion of final
design and contract document development.
Monitor design progress.
Review / refine project "Milestone" schedule and prepare "Master Project Schedule.
Contract Document Phase Services
Conduct Owner reviews of drawings and specifications.
Review / advise on preparation of construction contracts.
Review / prepare bid packages.
Review / refine "Master Project Schedule" for inclusion of "Milestone Dates" into
contract documents.
Develop scheduling and contract administration clauses for inclusion into the contract
documents.
Bidding Phase Services
Pre-qualification of contractors.
Compare and analyze bids and proposals. Assist in contractor selection and award.
Assist in contract negotiations.
B. CONSTRUCTION PHASE
Project Management
Conduct pre-construction conference.
Review and implement independent testing procedures with Architect / Engineer and
Contractor.
Develop and monitor shop drawing review schedule with Architect / Engineer and
Contractor.
Review Contractor’s "As Planned" construction schedule and procurement schedule.
Develop and maintain "Management Summary" and "As-Built" schedules.
Monitor construction progress and conduct progress meetings with Architect / Engineer
and Contractor.
Review Contractor’s resource loaded schedule and monthly schedule updates.
3. 4416 219TH
Place S.E. Cell: 206-979-0498 E-mail: joe@jtconsultingservices.net
Bothell, WA Fax: 425-949-5662 Web-site: www.jtconsultingservices.net
3
Monitor timeliness of Architect / Engineer responses to "Requests for Information"
(RFI).
Administer project progress payments.
Track actual costs versus budgeted costs, recommend cost reduction and control
measures.
Review project correspondence, change orders, and claim submittals. Make
recommendations to Owner for resolution of claims and disputes.
Coordinate and review "change orders" and evaluate cost and time impacts to the project.
Develop and maintain a "Punch List" in conjunction with Architect / Engineer.
C. POST-CONSTRUCTION PHASE
Project Close-Out
Finalize the "As-Built" schedule.
Monitor and administer "Project Close-Out Activities" including Architect / Engineer’s
issuance of certificates of substantial completion, as-built drawings, completion of punch
list work scopes, start-up and commissioning of systems, coordination of final lien
waivers, submittals by contractor of guarantees/warranties along with operation and
maintenance manuals, coordination of final "walk-through" inspections.
Coordinate and schedule Owner occupancy.
Review Contractor’s application for final payment.
Construction Defects
Defects investigations and identification of critical repairs.
Documentation of findings.
Coordination of destructive / nondestructive testing methods.
Coordination of remediation and repairs.
Construction Claims and Disputes
Develop procedures for Dispute Review Boards (DRB) and Mediation for claims
resolution.
Provide litigation support, schedule, delay, and disruption analysis, along with expert
reports.
Audit construction damage calculations resulting from delays / acceleration of work,
change orders, variations, etc
4. 4416 219TH
Place S.E. Cell: 206-979-0498 E-mail: joe@jtconsultingservices.net
Bothell, WA Fax: 425-949-5662 Web-site: www.jtconsultingservices.net
4
PROJECT RISK MANAGEMENT
Construction projects are exposed to risk from concept to completion. To manage those risks,
J. T. Consulting Services employs proven strategies during the project development, design
and construction phases.
Our professionals have efficiently analyzed and investigated hundreds of construction claim
issues for major industry sectors and are frequently called upon to assess troubled projects and
oversee completion. J. T. Consulting Services combines our construction management skills
with the analytical tools and wealth of experience gained from resolving construction disputes
to provide comprehensive risk management services.
Using our understanding of how things go wrong, we apply proven strategies and systematic
processes to identify and monitor risks while ensuring that the appropriate stakeholder is
assigned to each risk. J. T. Consulting Services performs root cause analysis to traditional
construction problems and disputes to uncover hidden risks inherent in procedures, processes
and performance that often lead to cost and time impacts. Once identified, risk management
plans are developed along with actions to remove or minimize the threats to a successful
project. Additionally, risk and opportunity go hand-in-hand and systematic risk management
often results in the identification of opportunities for adding value to a project.
Risk Management services include:
CPM scheduling services
Change-order negotiations validation
Contract document (key-clause) reviews and decision-tree development
Payment specification
Earned value management and analysis
Independent entitlement assessments
Issue monitoring and analysis of trends (documents, change management, cost and
schedule)
Project controls development, review and oversight
Project monitoring
5. 4416 219TH
Place S.E. Cell: 206-979-0498 E-mail: joe@jtconsultingservices.net
Bothell, WA Fax: 425-949-5662 Web-site: www.jtconsultingservices.net
5
Project documentation audits
Peer review of existing PM/CM team
Periodic progress reviews
Risk register creation and monitoring
Quantitative risk assessment (cost/scheduling contingency assessment
CONSTRUCTION CLAINS:
Construction claims are an important part of the construction industry. During the course of a
construction project disagreements may arise about the responsibility and / or quantification
of changes and modifications. It is important to be able to present or defend a claim
completely and accurately. While attorneys know the laws concerning construction they often
do not have the background and expertise to measure and quantify the extent of the claims.
J. T. Consulting Services has the knowledge and experience to work with many types of
claims including delays, acceleration, productivity, and total cost. J. T. Consulting Services
has extensive experience in construction claims, having been on all sides of a claim, from
defendant to claimant to arbitrator. J. T. Consulting Services can aid contractors, owners,
architects, and attorneys to work through a claim, as well as provide valuable information,
insight and experience. Our involvement can vary greatly depending on client needs and
directions. We can review claim documents and materials that have already been prepared for
their completeness and accuracy, and provide feedback with our knowledge of which
documents and information will be needed to review, contest, or prepare claims, in addition to
being able to fully perform these tasks.
J. T. Consulting Services can also be selected as the independent IDM, “Initial Decision
Maker”, a dispute resolution process revised under the AIA contract documents A 101-2007,
Section 6.2, between an owner and contractor that allows parties the option to choose and
consider the best dispute resolution process for their project. As the chosen IDM, J. T.
Consulting Services can provide value to the project by addressing claims as they arise, a
more cost effective method of dispute resolution than allowing claims to accumulate until the
conclusion of the project
6. 4416 219TH
Place S.E. Cell: 206-979-0498 E-mail: joe@jtconsultingservices.net
Bothell, WA Fax: 425-949-5662 Web-site: www.jtconsultingservices.net
6
DELAY CLAIMS
J. T. Consulting Services provides delay claim evaluations of the causes, responsibility and
costs of project delays using CPM scheduling techniques. Familiarity with scheduling
techniques, construction methods, scheduling hardware and software, and the professional
judgment gained from "hands on" construction and design experience enables J. T.
Consulting Services to recognize bias in schedules, identify schedules that have been
manipulated to distort the impact of delays on the project schedule and costs, and to provide
accurate evaluations of delay claims.
DEFECTS EVALUATION
J. T. Consulting Services is experienced in the evaluation and management of remedial
work and correction of construction deficiencies. Familiar with building codes and standards,
J. T. Consulting Services provides investigations and evaluations of construction or design
deficiencies to define required corrections. J. T. Consulting Services evaluation can be used
to develop plans and specifications to correct deficiencies J. T. Consulting Services
provides experienced project management and oversight services to monitor contractor's
remedial work, schedules, and payments.
ARBITRATION / LITIGATION
J. T. Consulting Services has successfully presented technical and cost evaluations to courts
and arbitration panels and has been retained by project owners, government and municipal
agencies, construction firms, architectural/engineering design firms and leading construction
law firms to organize and prepare construction claims, delays, and disputes for presentation.
CPM SCHEDULING:
Most contractors are capable of putting together a schedule that can be used to manage
construction to some degree, but a large percentage of construction schedules have serious
flaws that reduce the schedule's use both as a management tool and as a tool for measuring
delay. Even if the original schedule has been prepared using the best scheduling practices the
updates are often incomplete and lack detail especially as work scope modifications change
the original sequencing.
7. 4416 219TH
Place S.E. Cell: 206-979-0498 E-mail: joe@jtconsultingservices.net
Bothell, WA Fax: 425-949-5662 Web-site: www.jtconsultingservices.net
7
Lack of accurate scheduling brings significant cost penalties to both contractors and
owners. Late completion damages and acceleration costs can dwarf the cost of construction
changes. As important, most schedules include work sequences that often do not reflect the
best or quickest sequence, imposing a completion date later than could have been achieved.
J. T. Consulting Services is a recognized leader in construction scheduling, using Primavera
P3, P6, SureTrak, Microsoft Project, and other schedule software. We have assisted lenders,
government agencies, designers, construction managers, developers, general contractors, and
specialty contractors in the preparation and maintenance of CPM schedules.
J. T. Consulting Services has the ability to prepare a project schedule from scratch or
improve a contractor-prepared schedule. Updates can be performed according to clients’
needs. We can perform site visits to prepare or update schedules, or can perform these tasks
remotely from our office with information provided by on-site personnel.
J. T. Consulting Services has performed CPM project scheduling for clients throughout the
United States. Our client base is varied, from manufacturing facilities, offices, hotels, and
airports, to refineries, power plants, hospitals, colleges, roadwork and utilities, etc.
J. T. Consulting Services has conducted CPM training conferences in the USA, and has
participated in programs in Washington State; Oregon; Idaho, Washington DC; Virginia;
Chicago, Illinois; Las Vegas; Los Angeles and San Francisco, California; Miami and Fort
Lauderdale Florida
EXPERT WITHNESS
J. T. Consulting Services provides expert witness consulting for construction claims, delays,
damages, defects, and CPM scheduling issues along with providing litigation support for court
testimony.
We provide services to attorneys, owners, developers, contractors, lending institutions, and
government agencies.
CONTACT Joe Trujillo for additional information on any of our services and how we may
help you.
