BRAINSTORMING: PROCESS FLOW REAL ESTATE PROJECT

FLOW: FROM PLANNING- TO CONSTRUCTION-TO PROJECT COMPLETION

DATE: xxx, xx, xxxx

Steps Activity Responsible Dependencies

LAND ACQUISITION
#1 Conduct Market Study
a. Create market overview Land
b. Establish Market Segmentation Acquisition/BMG/
c. Determine Customer Demographics PDG
d. Determine competition
#2 Determine Target Market
BMG/PDG
Determination based on thorough review of the market study.
#3 Determine Project Components and Market Segmentation
(Determine best use for project; Whether will this be under
Federal Land or Horizon Land?
BMG/PDG, TPD
(on technical
Technical Data projections:
items)
 Maximum Percentage of Site Occupancy (PSOmax)
 Maximum GFA (GFAmax)

#4 Legal and Technical Due Diligence
(Conduct both Legal and TDD of the land; Prior to payment)

Legal Due Diligence

 Checking of debts, pending and potential lawsuits,
leases, warranties, long-term agreements, contracts,
distribution agreements, compensation.
TPD, Legal, Land
Acquisition team
Technical Due Diligence
 Planning Considerations (Development Guidelines,
Height Limits, FAR Limit for the Lot, PhilVolcs
Certificates, etc…)
 Lot Plan checking with Technical Description of the lot.
 Geodetic Survey
 Consolidation/Subdivision Plan
#5 Negotiate with Land Owner
From Steps #4 and #5 you already know how much you should
Land Acquisition
buy the land for
*This can be skipped if property is already existing
#6 Get ExCom Approval for purchase of Land Excom, BMG/PDG
#7 Acquire the Land
BMG/PDG
*This can be skipped if property is already existing
#8 Pre-Engineering Studies
 Hydrologic/Flood Studies TPD
 Geotechnical study
 Others
 Tree Tagging
 Tree Relocation Study
#9 Start Project Planning and Design/Conceptual Design (include
KPI indicators, include internal QS assumption cost, terms of TPD/BMG/PDG/QS
reference)
#10 Sign Off (Requirements, System, Design, terms of reference) TPD/BMG
#11 Submit SD Plans to IQS TPD
#12 Determine Initial estimated Soft and Construction Costs based
IQS
on design (SD)
#13 Conduct initial Financial Runs based on SD (Determine risk
management ques, cost limit implications)
a. Projected selling price/rental rate
b. Projected operational cost (OPEX) BMG/PDG
c. Budget for Developmental Cost (CAPEX)
d. Net of Income After Tax (NIAT) target Determine walkaway
price/terms for the land
#14 Secure Sign Off SD, initial Runs and initial terms of reference TPD
#15 Determine Initial estimated Soft and Construction Costs based
IQS
on design (DD)
#16 Conduct Financial Runs based on DD BMG
#17 Secure Sign Off DD, and revised runs TPD
#18 Determine Initial estimated Soft and Construction Costs based
IQS
on design (CD)
#19 Conduct Financial Runs based on CD BMG
#20 Secure Sign Off CD, and revised runs TPD
#21 Cross check of CD plans by CMG CMG
#22 Short list of General Contractors Bidcom
#23 Preparation of Bid Documents TPD & QS
#24 Pre-Bid, Clarif IQS
#25 Submission of Bids (technical & commercial) IQS
#26 Awarding IQS
#27 Ground Breaking ALL
#28 After all the permits acquired, start selling, start pre-leasing
Sales and Leasing
offer
Group

#29 Construction Administration TPD & BMG

Parallel after SD #14 Application of permits

(locational clearance, ECC, bldg. permit, license to sell, etc.) TPD, Legal, Permits
.- jex to add on this further

Legend:
PDG – Project Development Group
BMG – Business Management Group
TPD – Technical Planning Department
TPDE – Technical Planning Department - Engineering
IQS – Internal Quantity Surveying

NOTES:

April 13 2020 Notes:

Mau: KPI to be determined BDG prior to Schematic plans
Mike: terms of reference prior to design consultant, ask Jex for TPD’s TOR template
Mike: Limit changes prior to final stages of DD
Standardize Terms of reference
-Project parameters
Cloud file guidelines to be created by jex and carlos

5 PHASES OF ARCHITECTURAL DESIGN FIRMS

Summary:
1) Schematic Design 2) Design Devt 3) Construction Documents 4) Bidding 5) Construction Administration
PRE DESIGN
 Project scope, building program, goals, budget, schedule, team selection, site analysis, zoning
analysis
 Smaller scale developers don’t bring the designers here yet
 Not included in the 5 phases
1) SCHEMATIC DESIGN (15% of architect’s work)
Site development 10% - 25%
 Concept design- general direction of the project
 Massing- building envelope, sizing
 Floor plans
 Elevations- exterior plans of the building
 Models/rendering
  Wall section- drawing of the general construction of the building
2) DESIGN DEVT 20%
DD 10%-25%
 Further developments
 Building systems
 Interior elevations- space details
 RCP- reflective ceiling plans (lighting plans etc)
 Details
 Finishes
3) CONSTRUCTION DOCUMENTS 40%
CD 35%-50%
 Filing set- requirements of LGUs
 Following lgu guidelines
 Building codes and such
 DOB filing etc.- files approvals up to retrieving permits from LGU
 Bid set- requirements to proceed bids
 CD set- construction devt sets
 Trade set- not usually done all the time, phases of the project work
4) Bidding 5%
 Interview General contractor
 Compare bids
 RFI’s request for information, contractor’s questions raised to architects
 Contractor selection
 Permits
5) Construction Administration 20%
CA 20%-30%
 Site Visits
 SK’s- sketches pdf, clarifying minor details
 Change orders- major portion of work in this phase 9budget issues, change of mind of client,
unforeseen costs)
 Review progress- reporting progress to clients
 Punchlist
 Progress inspection
 Special inspections
 Coordinate signoffs-
 Cert of occupancy (COO)