Construction

The second phase in our integri-D process, breaking ground and building your next high-quality living community.

Once contracts have been signed, the work of physically turning your plans into a real building gets underway. We mobilize our team of professionals to collaborate closely with you and the entire project team to make your vision a reality. We keep cost-control at the forefront of our efforts -- focusing on effective purchasing and working to limit change orders from the start. We keep a close eye on the schedule with the start of construction, which ultimately controls general conditions and soft costs and limits the quantity and cost impact of change orders. Combined with our efficient processes, our industry expertise and nearly 50 years of construction experience positions our team to deliver successful results, efficiently and effectively. 

bringing your vision to life

we'll be with you every step of the way

13,042 SENIOR LIVING & 11,531 MULTIFAMILY UNITS BUILT AND WE'RE STILL COUNTING
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13,042 SENIOR LIVING & 11,531 MULTIFAMILY UNITS BUILT AND WE'RE STILL COUNTING
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13,042 SENIOR LIVING & 11,531 MULTIFAMILY UNITS BUILT AND WE'RE STILL COUNTING
》
13,042 SENIOR LIVING & 11,531 MULTIFAMILY UNITS BUILT AND WE'RE STILL COUNTING
》
13,042 SENIOR LIVING & 11,531 MULTIFAMILY UNITS BUILT AND WE'RE STILL COUNTING
》
13,042 SENIOR LIVING & 11,531 MULTIFAMILY UNITS BUILT AND WE'RE STILL COUNTING
》
13,042 SENIOR LIVING & 11,531 MULTIFAMILY UNITS BUILT AND WE'RE STILL COUNTING
》
13,042 SENIOR LIVING & 11,531 MULTIFAMILY UNITS BUILT AND WE'RE STILL COUNTING
》

》Plan for and coordinate prosecution of the work, assuring proper coordination with the Owner’s staff and residents as work progresses.

》Provide for adequate and appropriate manpower on the job site to assure timely project completion consistent with the project master schedule.

》Continuously inspect the quality of the work so that the final product is at or above industry standards.

》Ensure safety procedures are being utilized during construction.

》Document performance in the field through daily construction reports, among others, which are forwarded to our main office for daily review. 

With each of our projects, we have a full-time, highly-qualified, and experienced superintendent on the site to ensure proper work completion. We're careful to match each project to the most suitable of our superintendents, all of whom are career staff professionals. On-site, they focus on finish quality, perform project punch-out to assure quality, and have a myriad of responsibilities: 

supervision is a critical aspect of the construction team

it all starts with on-site supervision

an inside look 

learn more about other aspects of our construction process.

Shop drawings

Proper shop drawing review and approval is important to the ultimate success of any project. Every product we plan to use needs to be checked for conformance with the plans and specifications, then coordinated to ensure it will work in the structure itself. To accomplish this, we establish a list of shop drawings and submittals at the start and then monitor them on a continuing basis. Our shop drawing approval forms are dovetailed with both the material and equipment status report and the project construction schedule to assure that submittals are made early enough in the process to allow for delivery of materials as needed per the schedule. Copies of our shop drawing logs and material and equipment status reports can be reviewed upon request.

Field Meetings

Field meetings are important to ensure the project is timely, properly coordinated, and has the appropriate level of quality. The Douglas Company utilizes weekly job site meetings with pre-established agendas to track these activities. Meeting minutes are distributed within 24 hours to ensure proper documentation and accountability.

Owner meetings

Communication with the owner and other team members during the construction phase is critical to the success of the project. We encourage meetings at a minimum of once per month with the owner’s representative to discuss progress, schedule, costs, subcontractors, and a myriad of other issues to keep construction flowing smoothly. This project may require weekly meetings at times to assure the construction progress operating in a smooth and harmonious manner. 

Contractor Payments

Timely payment of subcontractors is critical to the timeline of the project, and it’s also something that we take great pride in and work very hard at. On the client front, we’ve developed very detailed procedures to assist you in quickly making payments. When it comes to subcontractors, we start early each month assisting them with getting the necessary waivers and other requirements for payment. In an effort to solve problems early and keep the project on track, they are notified early in the process if there are any obstacles that could keep them from being paid on time. We take extra care to obtain proper documentation, assuring that subcontractors paid properly and to assure that second tier suppliers and subcontractors aren't lost in  the shuffle. 

Change order procedures

Change orders, unfortunately, are a necessary part of construction. It is our goal and our responsibility to minimize their impact to the best of our abilities. The important part of change orders from the owner’s perspective is that they need to be thoroughly reviewed by the contractor prior to submission for a determination of the appropriateness and reasonableness of the request. With respect to subcontractors, change orders need to be processed as quickly as possible so that work continues and payments can be made timely. We make every effort to minimize change orders by working with the Owner and architect to find alternative solutions which resolve a change order issue at no cost to our Owners.

To facilitate the timely completion of your project, we develop a "Project Master Schedule." This schedule addresses all pre-construction, construction, and transitional start-up activities. The key to effective scheduling is to identify all critical tasks and milestones at the very beginning of a project, with input from all team members. To aid efficiency the following four things occur:

Keeping things on schedule

» Direction and logistics is identified and agreed upon to determine the critical path portions of the work.

» The construction schedule is designed with “layers”, including purchasing deadlines, shop drawings, and submittal deadlines, and long lead item required durations, in addition to actual construction activities.

» The overall project duration is compared with project objectives, and, working in a team environment, the schedule is adjusted to meet those objectives. Once this is accomplished, monitoring and adjusting the schedule becomes a critical issue to assure project success.

» The Project Master Schedule is updated frequently and communicated to all team members to meet the needs of the project.

with timeline management systems

We believe that quality control starts in the preconstruction phase, but a large portion of occurs throughout construction.
After the proper selection of materials and systems happens during preconstruction, the baton is handed to our project managers to continue. At this point, they provide a review of subcontractors’ proposed products, making sure they're in line with contract documents. Our team then has both pre-construction and pre-installation meetings with all significant contractors to establish the standards for performance. Reviews and inspections of installed work continue at regular intervals to ensure its proper completion. In fact, quality inspections are actually added to schedules, and tracked weekly. Detailed checklists are used to monitor the quality on important segments of the work. Projects are compartmentalized for completion and punchout to ensure that a standard of quality is established early, and the project is completed with quality sequentially.

A copy of our Quality Assurance Program is available upon request. 

we believe quality control is essential to the long-term maintainability of the project

Our quality control program

At The Douglas Company, we know that maintaining a safe jobsite is the result of smart decisions made every minute of the day. We also know that safety is critical to our health and success as company – so we’ve made it a priority that we train for, check in with, audit on a regular basis. For example here’s just a few of the mandatory safety action-items that we utilize:

WE'RE DEDICATED TO ENSURING THAT WE ACHIEVE SAFETY IN ALL ASPECTS OF THE JOBSITE.

REMAINING VIGILANT ABOUT SAFETY

- Jobsite-specific safety training, before ANY work begins, that covers hazards, equipment, and strategies for working safely.

- All TDC on-site supervisors are required to complete their OSHA 30-Hour Certification.

- Site-specific training verification process that must be displayed by all on-site workers at all times.

- Daily, weekly, and monthly comprehensive inspections by each superintendent that are reviewed by our TDC Safety Officer and the project manager assigned to that job.

- Weekly Safety Audits to ensure enforcement of OSHA requirements.

- Required safety component of each jobsite meeting that must be addressed in meeting minutes.

We require the highest level of safety from our team and our subcontractors, and consistently work to ensure that the jobsite is a safe environment for both our team and the surrounding community. A copy of our Safety Program is available for your review, upon your request.

At The Douglas Company, we know that subcontractors are an important part of the performance of a project. This starts with the selection of capable contractors – balancing the costs and benefits of prices and capability. Then throughout the lifespan of a project, we’re active about checking in and do the following to assure quality and minimize disputes.

subcontractor relations

» Preconstruction meetings with our subcontractors to assure that scope of contract and requirements of the project are clear.

» Pre-installation meetings to assure that expected levels of quality are delivered.

» Active involvement in assuring their payments are made timely to allow for timely construction of the project.


we only work with the most capable vendors.

Utilizing our 10-point “Subcontractor Bill of Rights”, our team works tirelessly to assure positive relationships and consistency of delivery. Due to this effort, many subcontractors tend to travel with us, providing aggressive pricing that can benefit projects. 

but it doesn't end there...

We're dedicated to the successful completion of your project, but it doesn't end there. we've got you covered with a smooth transition in turnover.