Build Better. Create Value. Construct Relationships.
BUILD BET T ER Our company’s roots began in the carpentry trades, it was here that we gained a deep respect and appreciation for true craftsmanship and authentic design. Building to the highest standards and quality is an innate part of our culture.
C RE AT E VALUE Our leadership’s background as both Developers and as Builders of custom residential homes of the highest quality provides for unique strengths in both extreme quality and project management. We seek to create and preserve value through efficient management of the natural tensions between design, budget, and program.
CO NSTRUCT RELATIONSHIPS We understand that project success is derived through an effective team approach and we work tirelessly to develop and sustain the relationships necessary to ensure the building process is a positive, professional and satisfying experience for all team members.
About Us
Ironstar Building Company operates throughout Virginia and Washington, DC as a boutique residential construction firm building meticulously crafted homes designed by the region’s top Architects. Our mission is to build the finest architecturally authentic homes to the highest standards. Homes that are built to last for generations as a testament to the vision of the Owner and Architect who brought them into being. From inception thru completion, we bring leadership, reliability and a depth of expertise that is unmatched in the homebuilding industry. We’ve created this brochure as an informative guide for our clients to learn more about our company and to highlight how we work seamlessly with the design process. The following pages will provide insight to our services, our team approach to preconstruction, our standards and some of the key differentiators that make Ironstar a unique builder.
Company Leadership
RUSSEL L W HI TWORTH Fo u n d in g Partner, Ironstar Building Co. Russell is responsible for the executive leadership and strategic planning of the company. With a 28-year career spanning roles at every position in the residential construction industry; from carpenter to executive, Russell brings a depth and breadth of residential building expertise that is rare to find in the market. In 2004 he began building architect designed custom homes as a means to combine his passion for fine residential architecture with his proven abilities to execute projects at the highest level of craftsmanship. In a world of either-or builders, Russell is committed to making Ironstar the elite Builder of high-end Architect designed homes in the DC region.
LU KE G L A DI S Pa r t n e r, I ron star Building Co. Luke is responsible for daily operations and delivery of all Ironstar custom home projects. Prior to joining Ironstar in 2013, Luke spent eleven years managing construction of some of the most exquisite fine homes in the Hamptons, NYC, and Greenwich Ct. with project budgets averaging over $10M. Included under Luke’s direct leadership was of an in-house custom millwork company seen by top designers as the finest in NY. Luke’s proven project management skills, attention to detail, and exceptional service oriented approach, earned himself and his organization a reputation as the “go-to” builder for the top ranked residential Architects in the NYC area. It is his ability to facilitate the highest levels of team communication while unerringly serving the interests of his clients and architect partners that are the keys to the success Luke has achieved in the high end custom home building business.
Team Approach
THE ARCHITECT
Phase I Schematic Design
Schematic design
Phase II Design Development
Interior design
Design development
Phase III Construction Documents
Electrical/lighting Landscape Architect
Construction documents Permit submission documents
Phase IV Construction
Construction admin
Our team approach to custom home building provides a transparent, and collaborative process focused on accurate pricing and efficient execution. During preconstruction, we work closely with the team to find and maintain a balance between, budget, schedule, and design. Architect + Ironstar are engaged early on and work together throughout the process to align the budget and design with the owner’s program. Unlike the “design-bid-build” approach, where design is completed and then priced through an impersonal bid process, our method serves to align the team early in the project, and avoids late stage bid surprises that require redesign and value engineering.
Design + Construction seamlessly integrated IRONSTAR
Create schematic budget Create project plan Coordinate civil engineer
Source lot for new home
Current market pricing Constructability reviews
Mechanical/plumbing design-build
Establish final budget Construction contract
Permit expediting process
Lot suitability studies
Key: Construction
The Architect Ironstar Optional Step
It also differs in a few substantive ways from the “design-build� approach in that the design is performed by a professional Architecture firm. Using a separate Architect and Builder allows for the flexibility to hire the best in class design and construction talent, and provides the essential checks and balances between design and construction. On the following pages we describe the work that the Architect and Ironstar undertake through each phase of our team approach. The net result is a proven project delivery system that results in a buildable design, achievable schedule, and a confirmed and reliable budget.
Phase I T HE ARCH IT ECT During the schematic design phase the architect consults with the owner to determine project goals and requirements. This determines the general scope, conceptual ideas, scale and relationship of the program elements for the project. The design program is the term used to define the required functions of the project, aesthetic goals, and generally, a listing of what the owner would like to have in a new custom home. During schematics an architect commonly develops bubble diagrams, floor plans, elevations, or other media that illustrate the concepts of the design and spatial relationships, scale, and form for the owner to review. Schematic design also is the research phase of the project, when zoning requirements or jurisdictional restrictions are discovered and addressed. At this stage, the Architect will create a final schematic design which will be used as a preliminary pricing package for Ironstar to create the initial budget and preliminary schedule. Once approved by the Owner, the design then moves forward to the design development phase.
• • • •
Determine project goals and requirements Execute design services agreement Begin design concepts Create final schematic design
Schematic Design 8-12 weeks
I R ON STA R Once a schematic design is approved, Ironstar will create a detailed schematic budget. We work closely with the Architect ensuring that our budget assumptions are in line with the design intent and program requirements. The goal is to create a comprehensive budget at the outset which can help guide the team’s decisions as the plans develop. Typically, a schematic plan and outline specifications would also be used to begin the appraisal process if a construction lender is involved. If required, Ironstar can source land, coordinate lot suitability studies, and work with the architect to quickly screen lots against the design requirements. We can also take a lead role in sourcing and coordinating civil engineering and surveyor services if needed. During this phase, Ironstar creates the “project plan”. This plan is a culmination of every task from inception through completion. When organized and linked into their logical sequential order, these tasks create the critical path schedule for the project. We use this schedule as a management tool to help keep the team on task throughout design and construction. As a part of our project management process, Ironstar will issue a project status report each month which includes an updated project plan and issue tracker, allowing the team to monitor and manage the schedule.
• Create a detailed schematic budget • Procure land information and reports • Issue overall project plan • Provide monthly project status reports
Phase II T HE ARCH IT ECT Design development brings the initial idea into focus. The architect uses the initial design documents from the schematic phase and takes it one step further. This phase lays out mechanical, electrical, plumbing, structural, and architectural details. Typically referred to as DD, this phase results in drawings that often specify design elements such as material types and location of windows and doors. The level of detail provided in the DD phase is determined by the project requirements. Preliminary specifications which identify major building materials and systems are brought into focus during the DD stages. This is also the stage when any other consultants needed to fulfill the Owners program may come into the process. This may include selections of decorative materials, plumbing fixtures, lighting fixtures, hardware trim features, paint colors, etc. The goal is that all owner required design decisions are resolved at this stage and incorporated into the project documents.
• • •
Expand upon schematic design plan Determine material types and fixtures Work with other consultants needed to complete program
Design Development 6-8 weeks
I R ON STA R Upon receipt of the DD plans, Ironstar provides updated pricing feedback to the team. If needed, design adjustments can be made during DD’s to keep the project within budget. The ability to control cost through a focused budgeting effort is greatest at the schematic and design development stages of the work—as opposed to the later stages when implementing changes becomes more inefficient and costly. At the DD stage, Ironstar will also provide constructability reviews, and pricing for any design alternatives. The goal is to provide enough information, so that all design decisions are resolved during this stage. During DD’s we begin to reach out to key subcontractors and work with the Architect in developing the programmatic specs for the systems. We can initiate an early bid process to engage a mechanical, plumbing and electrical design build firms to help implement and coordinate all of the MEP systems with the Architect’s design and the structure. We take a proactive approach with consultant coordination, ensuring that the MEP elements are all thoughtfully located and seamlessly coordinated with the interior architecture and structure.
• • • •
Provide accurate pricing feedback Provide construcability reviews Update schematic budget with greater detail Initiate bids for mechanical and plumbing
Phase III T HE ARCH IT ECT The next phase is construction documents (CDs). Once the owner and architect are satisfied with the documents produced during DD, the architect moves forward and produce drawings with greater detail. These drawings typically include specifications for construction details and materials. These documents also provide information to jurisdictional authorities for purposes of obtaining a building permit. The Owner should review these drawings in their entirety and contact the Architect with any questions or concerns as these drawings are ultimately what will be used by Ironstar to craft your home. At the construction document stage, The Architect will assemble and stamp the requisite plans for submission the jurisdictional authority and thereafter work through any comments or clarifications requested by the various plan reviewers.
• • • •
Create construction documents Produce drawing with greater detail Specify construction details and materials Assemble and stamp plans for submission
Construction Documents 6-8 weeks
I R ON STA R At the CD stage, we focus on finalizing every detail about the project to allow for a fluid construction process. We coordinate documents from the civil engineer and MEP designers as needed for permit and work closely with the regulatory authority, as we expedite the building permit process. We develop and maintain an open and respectful dialogue with government officials throughout the permitting and construction process to help streamline the approvals and inspections processes. With CD’s completed, the design is now a bid set of construction documents. We analyze these CD’s in detail and transcribe them into a detailed breakdown for every construction trade’s work. Through our trusted subcontractor network we obtain competitive pricing for each component of the project. All final subcontractor scope sheets and bids are provided to the owner and architect for review. The goal at the end of this stage is the achievement of design that is within the established budget and the subsequent execution of a contract between Owner and Ironstar outlining the final costs and scope to be provided by Ironstar.
• • • •
Lock in the final budget Prepare the building permit application Expedite the permit process Obtain multiple competitive bids for project
Phase IV T HE ARCH IT ECT During the Construction Administration phase, the Architect administers and observes the progress of construction for general conformance with the drawings and specifications, by providing clarifications to their drawings, or with the Owners approval, making modifications to the design. Additionally, to the extent there are product submittals and shop drawings, or mock ups to be reviewed prior to fabrication and installation at the site, the Architect would review for general conformance to design. The construction process is inherently complicated and as such there are always unforeseen circumstances to be dealt with. Hence, the ability of Architect and Ironstar to work through these conditions efficiently has a significant effect on the project schedule and quality.
• Observe progress of construction • Provide clarification on the drawings • Review product drawings and mockups
Construction 12 to 14 months
I R ON STA R With an executed AIA contract and permits issued, Ironstar mobilizes at the site. At the start of construction, we are very focused on establishing the project procedures for inspections, safety, quality control, project meetings, payment processes, lender coordination, and achievement of schedule requirements. We are often working in areas what are well developed, so at the outset we ensure that we introduce ourselves to the neighbors and review any concerns and questions. During construction we hold bi-weekly site meetings to discuss job progress, review work to date, resolve any open design and construction issues, and outline the upcoming month’s work activities with a focus on any critical decisions needed. The construction stage is a very exciting stage as the vision and the plans that the team has created begins to take shape in the form of concrete and wood. Ironstar prides itself on its quality control practices at each stage of the work. Our site managers are experts at leading the team of craftsman as they orchestrate the construction. Read more about how we differentiate ourselves from other builders under the standards and services sections of this brochure.
• Begin construction at site • Establish all procedures for project • Oversee quality control of project
Standards OVERVIEW We build homes that are crafted to last for generations. This means that we take a relentless approach to the quality of our construction. We are constantly researching and inspecting the materials and techniques we use to ensure that we are implementing the most advanced, durable and proven products and methods.
THE PROJECT PLAN Before a shovel turns any dirt, we produce a detailed project plan that builds every aspect of the project on paper, showing each task, trade responsibility, sequencing logic, and required timing. Organizational efficiency is a key component of a well-built project.
SITE WORK We have broad experience in building within established neighborhoods and go to great lengths to be a good neighbor. This includes everything from planning trucking hours, no noise hours, quiet work on the weekends, and dust control measures. We are careful at planning work near property lines, and take special precautions when building around trees to ensure they survive the construction process. We take a proactive approach to limit erosion and run-off during construction by using higher grade silt control fencing thereby limiting soil runoff to our streams and rivers.
STRUCTURE We often hear from people after they live in one our homes for a while “this house just feels sturdy.” That’s because we use better, stronger materials and we use them more efficiently to provide for a sturdier building. You won’t find exterior 2x4 walls with particle board on our project, we use thicker walls, real structural plywood, deeper joists, and more screws vs. nails. Code may require a smaller beam or joist, but we’ll go a size greater to ensure less floor bounce, and greater structural integrity.
BUILDING ENVELOPE In addition to words like budget and schedule our daily vernacular consists of phrases like water intrusion management, solar heat gain, perms rating, drainage planes, moisture content, uv ratings, and the like. We are almost fanatical about mitigation of air and water in our homes. We use a breathable fully adhered water resistive membrane over the structural sheathing. This creates a continuous plane of air tightness while improving, thermal performance and reducing energy costs. During critical stages of work, we’ll bring out our architectural forensic experts to have a confirmatory review, ensuring that our installation details are done perfectly.
SYSTEMS Compliance with EPA’s indoor air specifications, best in class highest efficiency hvac equipment, sound isolation techniques at hvac equipment areas, high efficiency plumbing fixtures, insulated and sealed ductwork, insulated water piping, cast iron plumbing risers and cast iron gas piping, water heaters which are two to three times more energy efficient than conventional electric water heaters. Best in class electrical square D electrical equipment, oversized electrical panels, pipe valve tagging and creation of accurate as-built plans.
FINISHES We take a thoughtful approach to scheduling trades to ensure a careful flow of well sequenced work. Multiple in-house and third party quality assurance inspections before any finish materials are delivered. Comprehensive moisture meter checks prior to any finishes installed, new materials acclimation periods, sound deadening board at key locations, pre-drywall close-in review with the Architect. Pre drywall photographs of every wall and ceiling so that there is a record of where pipes, ducts and wires run. Air tight drywall installation approach that creates a continuous air infiltration barrier at key joints. Air tight outlets at exterior walls. No formaldehyde used in fabricated woodwork, low volatile organic compounds in paint and sealants
Services Ironstar’s services are broken down in two distinct stages including preconstruction and construction services. We are typically engaged for preconstruction consulting at about the same time an Architect is engaged. Our services for this phase can be as comprehensive, or as limited as the client’s program dictates. If engaged for construction we use a standard form AIA (American Institute of Architects) CostPlus-a-Fixed-Fee contract. We have found this form agreement aligns the owner and builder’s interests in the goal to achieve of the highest quality in the most cost effective manner.
PRECONSTRUCTION SERVICES Acquisition, financing support & land due diligence • Assembling design team, if required • Lot sourcing thru brokerage community • Land suitability studies • Purchase contract assistance • Construction lender sourcing & coordination • Title report solicitation and coordination with survey team • Procure environmental and soils studies • Coordination with regulatory agencies and utility companies Pre-Construction • Detailed quantity take offs and budgeting • Critical path scheduling / project planning • Constructability review of plans • Value management analysis • Solicit and coordinate civil engineering • Solicit and coordinate mechanical engineering • Analyze sustainability and provide LEED support • Provide transparent bidding and subcontracting • Create project specific, detailed scope sheets for each trades work • Neighboring property coordination, if required for permit approval
CONSTRUCTION SERVICES Construction Management • Construction in accordance with the Architects plans and specifications • Provide construction site supervision and project management • Monitor and manage the project plan • Close coordination with Architect and design consultants • Permit expediting • Manage jurisdictional approvals and inspections • Manage bank requisition process • Manage site development & utility company work • Scheduling & management of proven subcontractors • Pre-start meetings with each trade to review plans, specs and quality process • Multiple scheduled client site walk thru’s • Dedicated Project Manager to ensure timely delivery, and superior craftsmanship • Coordinate schedule for material selections to ensure a fluid material supply chain • Manage and document project site meetings, provide minutes to team members for reference • Expert third party Quality Control peer reviews at key milestone stages Green Building • Manage Green Building and/or LEED process throughout design and construction • Close coordination with LEED raters and US Green Building Council • Provide clear cost/benefits analysis and options for sustainability choices Post-Construction • Comprehensive home orientation • Web based home management plan • Unprecedented customer service • Professional warranty
Distinction THE IRONSTAR DIFFERENCE • Our commercial experience informs a thorough, professional approach to project management, while our early roots in the home building trades instills us with a passion for true craftsmanship and for getting the details done right. • We instill and manage a team based, collaborative approach that is balanced between, efficient budget management, timely execution and support of the creative process. • We have a proven track record of successfully delivering a very diverse portfolio of projects with budgets ranging from $600K to well above $60M. Whether an urban infill custom home, or a large estate residence, we bring the professional project management skills, and building expertise to execute any size residential project within budget and on schedule. • We are proactive project partners with a mission to ensure the building process is efficiently managed and hassle free for our clients and design teams. • Our background as developer gives us an owner’s perspective. We create and preserve value through effective management of the natural tensions between design scope, budget, and program. • We provide clarity of process and offer transparent accounting and bidding at all points. • We believe in great design and the positive impact a well-designed home brings to its occupants and to the community. We seek to work with only the best Architects in the business. • Our connection to the multifamily development business provides us with access to a larger supplier market and more competitive pricing. • By Design, we are a small and streamlined organization with allows for the highest level of Principal involvement at all stages of the project. • We instill an Intensive quality control process that stems from a forensic understanding of how buildings perform. • The hallmark of our company is that we listen, we communicate, and we deliver.
INTEGRITY. COMMITMENT. PERFORMANCE.
www.IRONSTAR.net 866.561.2016 1408 N. Fillmore Street | Suite 8 | Arlington, VA 22201