30 to 36 months before move-in
Brainstorm motivations for building

Identify your practice philosophy.

Analyse your existing and future market.

Estimate growth in income, staff, veterinarians, and services.

Identify additional areas of potential growth.

Develop a listing of project goals and needs.

Gather information pertaining to the construction process.

24 to 30 months before move-in
Assemble your initial design team Management consultant

Accountant

Architect

Real estate broker

Investigate your development options

Compare and contrast building new, renovating your current space, and leasing space.

Build new

Identify your desired location based on the market and projected city growth.

Identify specific sites in your target market area.

Compare and contrast sites based on cost, development potential, visibility, and constructability.

Investigate a specific site.

Confirm site size and identify easements.

Confirm the availability of utilities: sewer, water, power, and gas.

Confirm that the site is zoned correctly.

Identify constraints that may impact development: soils, wetlands, or hazardous materials.

Renovate or expand your existing facility

Determine the desirability of your existing facility in terms of community and market growth.

Investigate the viability of renovating or expanding on the existing site.

Confirm site size and identify easements.

Confirm the availability of utilities: sewer, water, power, and gas.

Confirm that the site is zoned correctly.

Identify constraints that may impact development: soils, wetlands, or hazardous materials.

Investigate the viability of renovating or expanding your existing building.

Investigate the viability of existing structure, HVAC systems, roofing-architect or contractor can assist.

Lease space

Identify your desired lease locations based on the market and projected city growth.

Identify specific leasehold spaces that are available in your area.

Compare and contrast leasehold spaces based on cost, market, configuration, and visibility.

Confirm that leasehold is adequate in size.

Confirm that leasehold space is zoned properly.

Confirm the availability of utilities.

18 to 24 months before move-in
Investigate your project feasibility

Identify your project size and scope.

Meet with your architect to develop a listing of required spaces and site needs.

Cross-check your listing of required spaces with the available site, building, or lease space - architect can assist.

Identify construction cost based on listing of spaces.

Identify balance of project costs

Evaluate site acquisition, equipment, design fees, and development costs.

Compare project costs with available funds.

Review funding options with your accountant, management consultant, and lending group.

Secure a preliminary commitment for financing.

Review your available cash and verify your project timeline with required target dates.

Initiate site purchase or lease negotiation

Note: If needed, initiate your planning and zoning applications. This process can require four to 18 months, so plan accordingly.

Hold a preliminary meeting with city officials to identify issues, process, and timeline.

Meet with your architect to identify upcoming tasks.

Hire a civil engineer to assist in the application process.

Civil engineer, architect, or planner develops required exhibits for application.

Complete application for city or county zoning.

City or county reviews application and requests supplementary information.

Obtain zoning approval.

18 months before move-in
Begin schematic design process

Architect develops initial facility design: schematic floor plan, exterior appearance, and site layout.

Gather information to begin drawing production.

For a new or existing site

Obtain a current metes and bounds survey.

Complete an improvement and topographic survey.

Conduct a soils test.

Complete a level one EPA study to identify potential hazardous materials on site.

Develop information on existing buildings to remain.

Develop plans for structural framing, building systems, utilities, and sewer.

For a leasehold space

Obtain accurate drawings for potential lease space.

Obtain accurate information about existing utilities (power and sewer) and existing HVAC.

Sign off on schematic drawings.

Retain a civil engineer and landscape architect to develop site drawings.

Obtain preliminary pricing from your contractor based on schematic drawings.

Confirm project construction cost and viability-architect, accountant, and management consultant can assist.

12 to 18 months before move-in
Produce working drawings

Authorise architect to proceed with working drawings.

Provide additional detailed information to architect on equipment, cabinetry, HVAC, electrical requirements, and interior finishes.

Architect forwards information to building consultants to produce structural, mechanical, and electrical drawings.

Investigate retaining a contractor on a preliminary basis.

Contractor reviews in-progress working drawings produced by architect for preliminary budget purposes.

With architect, review drawings for compliance before release for bidding and building department.

10 to 12 months before move-in
Complete bidding, building application, and financing process

Architect releases completed drawings for bidding and building department application.

Architect gives final working drawings to contractor for pricing.

Submit final working drawings to building department.

Building department reviews application and requests additional information.

Finalize financing requirements with bank.

Work with bank on appraisal process.

Building department releases drawings for construction.

Contractor provides final bid.

Owner and contractor review cost-saving alternatives.

With contractor, finalize construction contract.

8 to 10 months before move-in
Oversee facility construction

Review construction schedule with contractor and architect.

Contractor begins construction.

Architect approves pay requests to contractor on monthly basis.

Architect and contractor develop punch list and wrap up construction.

Contractor corrects punch list items.

Architect executes certificate of occupancy.

Take over utility bills and building insurance.

Contractor gives owner warranty and service manuals for facility.

Release final payments to contractor.

Move in to facility
Develop move-in and transition plan

Move in.

Retain HVAC contractor to provide ongoing service and maintenance.

12 months after move-in
Perform warranty walk-through

Conduct warranty walk-through with architect and contractor.

General contractor makes necessary repairs.

By: Mark R. Hafen, AIA, Dan Chapel, AIA Jun 1, 2008 VETERINARY ECONOMICS