Capabilities & Methodology
Institutional-grade project delivery. Rigorous controls.
North Mountain Construction (NMC) operates as a full-service Construction Management and General Contracting firm. We utilize enterprise-level project controls and estimating software typically reserved for national firms, allowing us to deliver complex multi-family, institutional, and commercial infrastructure with financial precision.
Project Delivery Models
Flexible contracting structures tailored to risk and scope.
We structure our engagement to match the specific financial and operational goals of the project owner. Our systems are optimized for the following delivery methods:
Our pre-construction services provide a clear roadmap to completion:
- Construction Management at Risk (CCDC 5B): We act as a consultant during pre-construction to finalize design and budget, then transition to a fixed-price or Guaranteed Maximum Price (GMP) for construction. This transfers cost risk to NMC while maintaining open-book transparency.
- Stipulated Price (CCDC 2): Traditional hard-bid delivery where scope is fully defined. We leverage our self-perform capabilities to drive competitive pricing and schedule reliability.
- Design-Build (CCDC 14): A single-point-of-responsibility model where NMC holds the contracts for both design consultants and construction, streamlining communication and accelerating project timelines.
- Construction Management (CCDC 5A): Pure agency management where NMC acts as the owner’s representative, managing trade contracts directly on behalf of the client for maximum flexibility.
Pre-Construction Services
Establishing certainty before mobilization.
We view pre-construction not as a preliminary phase, but as the primary driver of project success. Our methodology focuses on aggressive risk mitigation and “Target Value Design” to align scope with budget from Class D through Class A estimates.
Cost Engineering & Estimating
- Software: We utilize Beck Technology’s DESTINI Estimator, an integrated estimation platform that allows for rapid quantity take-offs, version comparisons, and real-time cost modeling.
- Budget Progression: We advance budgets from conceptual (Class D) to pre-tender (Class A) with high accuracy, often achieving sub-3% variance on finalized tenders.
- Value Engineering: We conduct detailed analysis of structural and mechanical systems to identify alternative products or methodologies (e.g., prefabricated panels vs. stick build) that reduce cost without compromising performance.
Constructability Review
- Clash Detection: Early review of architectural, structural, and MEP drawings to identify conflicts before they become site instructions.
- Scope Gap Analysis: Meticulous definition of trade scopes to ensure no “grey areas” exist between divisions (e.g., electrical vs. mechanical controls).
- Risk Register: Development of a project-specific Risk & Opportunity Register to track potential threats (weather, labor, subsurface) and assign mitigation strategies.
Project Controls & Technology
Real-time data for financial and operational oversight.
Managing complex infrastructure requires more than spreadsheets. North Mountain Construction invests in top-tier construction management software to ensure information flows seamlessly between the field, the office, and the client.
Financial Management (ERP)
- Platform: Trimble Viewpoint Spectrum.
- Capability: A fully integrated construction accounting ERP that provides real-time tracking of all project costs, commitments, and cash flow.
- Forecasting: Monthly “Cost to Complete” forecasting that gives owners visibility into the final projected budget, not just current spend.
Document Control
- Platform: Viewpoint ProjectSight.
- Capability: Centralized management of all project documentation, including RFIs, Submittals, Site Instructions, and Daily Logs. This ensures a pristine audit trail for all decisions and approvals.
Scheduling
- Platform: Smartsheet / MS Project.
- Methodology: Critical Path Method (CPM) scheduling with bi-weekly look-aheads. We track baseline vs. actual progress to identify slippage early and implement recovery plans immediately.
Supply Chain & Procurement
Global sourcing with regional logistics execution.
Construction in the Kootenays requires a distinct procurement strategy to mitigate geographic isolation and seasonal transport risks.
Tendering Process
- Open Bidding: We utilize public bid sites and broadcast opportunities to an extensive database of pre-qualified trade partners.
- Bid Leveling: We perform detailed scope reviews and bid leveling to ensure all sub-trades are pricing the complete scope, eliminating change orders derived from “missed” items.
- Indigenous & Local Procurement: We structure tender packages to maximize participation from local and Indigenous-owned businesses, often co-developing participation plans (IPP) with project stakeholders.
Long-Lead Strategy
- Early Procurement: Identification of critical path materials (steel, glazing, elevator equipment, switchgear) during pre-construction.
- Expediting: We proactively manage the submittal and shop drawing process to release manufacturing orders early, mitigating risks associated with global supply chain volatility or tariffs.
Construction Execution
Self-perform capacity and rigorous site management.
Unlike “paper contractors” who rely 100% on subcontractors, North Mountain Construction maintains an in-house labour force. This hybrid model allows us to control the critical path and maintain quality standards directly.
Self-Perform Capabilities
- Scope: Concrete forming, wood framing, installation of doors/frames/hardware, and general finish carpentry.
- Benefit: The ability to deploy our own Red Seal carpenters and skilled labourers ensures we can bridge gaps in trade availability and maintain schedule momentum during critical phases.
Site Logistics & Safety
- Safety Standards: Full compliance with WorkSafeBC regulations, managed by NCSO-certified safety officers. We conduct detailed hazard analyses for high-risk activities (critical lifts, excavation).
- Quality Control: Implementation of project-specific Quality Management Plans (QMP), including envelope testing, window leak testing, and deficiency management prior to substantial completion.
Financial Governance
Audit-ready accountability for public and institutional funds.
We have extensive experience managing projects with multiple public funding streams (BC Housing, CMHC, CBT, Federal Grants), requiring strict adherence to financial reporting standards.
Change Order Management
- Strict Protocol: We utilize a formal Change Order process (based on CCDC standards) requiring detailed breakdowns of labor, material, and burden for every proposed change.
- Verification: All changes are vetted against the original contract documents to ensure they are true scope changes, not missed tender items.
- Transparency: In CMAR and Cost-Plus models, clients have full “Open Book” access to all trade contracts, invoices, and competitive tender results.
Sustainability & Energy Performance
High-performance building envelopes.
We are experienced in delivering projects that meet stringent energy performance targets, including the BC Energy Step Code.
Technical Competency
- Step Code Delivery: Experience executing Step 3 and Step 4 residential and commercial buildings.
- Envelope Integrity: Rigorous detailing of air barriers, insulation, and thermal breaks to meet airtightness testing requirements.
- Systems Integration: Coordination of complex mechanical systems (HRVs, heat pumps) and renewable energy integrations (solar arrays) to meet GHG emission targets.
Strategic Partnerships
Indigenous Participation & Capacity Building.
For projects requiring specialized community engagement, we leverage strategic partnerships to deliver social procurement outcomes.
- Capacity Building: Co-development of Indigenous Participation Plans (IPP), focusing on skills training, apprenticeships, and maximizing employment hours for underrepresented groups.
- Social Procurement: Structured evaluation of sub-trades that weights local and Indigenous participation alongside cost and capacity.