Many times I am asked, “do you have employees do the work or do you sub out the work?”.  My answer is always the same.  We CAN perform everything except floor covering and fire sprinklers:

  • Flooring. We always subcontract out flooring, because my guys like their knees.
  • Fire sprinklers. We always subcontract out fire sprinkler work because it’s too risky otherwise.  Fire sprinklers are more than just “overhead plumbing”.  If something is loose, or rust is in the line, it could ruin ceiling tiles, carpet, furniture, etc.

So……….on “small jobs”, our field personnel can self-perform everything except flooring and fire sprinklers.   On bigger jobs, our field personnel supervises our subcontracting stuff.

From “Market Ready” to large, complex tenant improvement projects, Doyle Construction has the experience and expertise to assist you with your project(s).

Market/Make Ready.

  1. We get it that “time is money”.   If you are an owner or property manager, you have to be in on time, so that revenue starts on time.  This keeps everyone happy!  So we ask up front “when do you need to be complete and/or will you be homeless on a certain date?”.   Then we all know the schedule and, for example, won’t propose any finishes that take four weeks to get, if the overall project duration is four weeks.
  2. Similarly if the ultimate client specifies a finish this is not readily available, we propose alternates and price implications.  “you can have this in two weeks and here is a sample” or “we can install something temporarily and replace it with the specified product when it arrives, if you have to have what is specified”.

Tenant Improvement.

  1. Large complex tenant improvement projects require much more pre-construction coordination.   For example, if the Health Department or City Planning Departments are required, each could add an additional 30 days to the permit review process.   In our experience, however, sometimes Cities/Counties will expedite or parallel path the processes for an overtime premium.   It usually comes down to the age-old question “what is the return on the investment?  If I gain three weeks in review time, do I gain three weeks in revenue?
  2. Pre-Planning meeting.  Many Cities offer a “pre-planning meeting”.  In this meeting, we can coordinate the architect, tenant and/or property manager, building, fire and planning departments to review a conceptual plan.   Then when the construction drawings are submitted for plan check review, there are no surprises with City Staff.
  3. Kickoff meeting.  Usually on larger/more complex projects, the tenant has some owner-contracted vendors too.  In this case, we always have a kick off meeting with ALL vendors, regardless of contractual authority, to review the drawings, expectations and schedule.    Then everybody knows exactly what is expected of them.