DesignDevelopmentOrderingMethodNikken SekkeiVFM EvaluationOrderingMethodClientArchitectAdministrative ConsultationContractorMain VFM Ordering DocumentationArchitectural DrawingsCASE 10ConceptDesignSchematic DesignSchematic DesignFee 40%Schematic DesignFee 40%Design FlowDesign Remuneration Components10: General Drawings [Plans, Elevations, Sections] + Finishes Schedule + Sectional Details + Renderings showing grades: Framing Plan Layout, Framing Elevation, and Section, based on structural calculation 1 (primary): Standard Routing schematics + Room Specifications + Standard Equipment Tables: Itemized statement confirming quantities and unit pricesStructural DrawingsMEP DrawingsEstimationSchematicDesignApprovalAddition of Nikken Sekkei’s specificationsDesign Development-1CostEstimation2030DesignDevelopment-1 ApprovalTechnical Evaluation,VE Proposal ApprovalCostEstimationInterviews with steel fabricatorsand manufacturers before orderingCost EstimateVE ProposalTechnicalProposalReflection of contractor’s technical proposal in design development,Adjust for price fluctuations during the design phaseDesign Development-1Fee 30%Prevention of scheduledelays and cost overruns40506070ContractDesign Development-2 involves Nikken Sekkei + contractor’s design cooperationDesign Development-2Cost Verification/Adjustment,Final Quotation ConfirmationDesign Development-2[Design Cooperation]Design DevelopmentFee 60%OrderingSupportDesign Development-2Fee 40% ~Evaluation of the contractor’s VE proposals and completion of design development (design fees vary depending on role and scope.)Design Development-2VE Proposal ApprovalTechnical Proposal, Reflection of VE ProposalTechnical ProposalEvaluation, Reviewof QuotationEvaluation, BuildingPermit ApplicationCost Reduction Proposal, Finalized Quotation Adjustment, Proposal forShortening the Construction Period8090100Contract ModificationCompletionSite SupervisionReflection of contractor’stechnical/VE proposalPermit Application(Nikken Sekkei)VE discussionbased on contractor’stechnical proposalConstructionConstruction StartContractModification Support Requests to the Client Ordering before the design development phase is complete involves uncertain cost, schedule, and quality. To reduce these fluctuation risks, we ask for timely and swift decision-making. To benefit from early contractor selection and to compensate for the disadvantages, we ask that you choose a partner who sufficiently understands the client’s intentions and aims and actively works towards their realization. Requests to the Contractor The ordering documentation by Nikken Sekkei’s VFM evaluation ordering method specify the specifications and quantities of major items with significant cost impact. This requires the creation of “detailed breakdown documents” that ensure the transparency of quality and cost. During the design development-2 phase, by actively involving the contractor, we expect that factors affecting schedule and cost will be adjusted, and VFM will be further enhanced through the implementation of VE proposals.WorkflowThe contractor’s VE proposals are evaluated and reflected in the building permit application, eliminating the risk of delays in the design schedule.CRM [Client Relations Management]We propose the optimal ordering method according to the client’s needs.
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