Construction Bidding

Construction bidding is the process of submitting a proposal to carry out a described residential or commercial construction project for an agreed price. Bidding can occur at the construction manager, general contractor or subcontractor level. Bids by contractors for the total cost of construction are submitted to a project owner or developer who then makes decisions based on price, contractor qualifications, and other factors.

Types of Project Delivery
The most common methods of construction project delivery include design-bid-build, the design-build (DB), the Construction Manager as Constructor approach and a Negotiated Approach. Each of these methods have advantages and disadvantages and all can be used to successfully plan, design and undertake a given construction project.

Design-bid-buildThe design-bid-build method is the most common construction delivery method. This process begins with an owner selecting an architect to prepare construction documents. In most cases, the architect will release these construction documents publicly, or to a select group of general contractors, who will then place a bid on the project, which reflects what they believe cost of construction will total. This bid is inclusive of a multitude of subcontractor bids for each specific trade. The general contractor’s fee is generally built into the bid cost. Most government contracts are bid competitively using this method.

Design-buildOwners employing the design-build construction method combine the services of a general contractor and an architect. These firms work directly with the project owner to design the project and produce construction documents. The Design-Builders then act as general contractors and oversee construction while also conducting the bidding process to select subcontractors.

Construction Manager as ConstructorUnder this delivery method, a construction manager is hired prior to the completion of the design phase to act as a project coordinator and general contractor. Unlike the DBB method, a construction manager is hired during the design phase, which allows the construction manager to work directly with the architect and circumvent any potential design issues before completion of the construction documents. After documents are completed, the construction manager accepts bids for the various divisions of work from subcontractors or general contractors.

NegotiatedThis delivery method is similar to the Design-Bid-Build method in that different firms perform design and construction. Unlike the design-bid-build approach, a general contractor and an architect are selected at the project’s inception. These firms work together throughout the design phase. When design documents are complete, the final construction costs are negotiated by the general contractor through bids from subcontractors on various scopes of work.

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What kinds of dogs do well in apartments?

If you want a dog in your denver apartment, it is up to you to do your research to find the breed that fits into your lifestyle and in your apartment. If you are an active person, you jog, you hike, and you are committed to running your dog exhausted when he needs it, and take the time to properly socialize your dog, then you are right for several breeds of dog, and can pretty much choose however you like. If you are a person of limited activity, and are unable to go for walks four times daily, and want a more laid-back furry buddy, then you'll want to look into dogs who are less-active as a breed. There's no such thing as a dog that needs no exercise, there's only degrees of a significant amount. Of course, if you live in a small apartment, choose wisely, and get the dog to fit you.
What kind of dogs does well in apartments? Any dog, regardless of breed, regardless of size, will do just as well in an apartment, as it would in a house with an acreage. It's the dog's owner who will be the factor in a dog's well being in any type of living situation. How dedicated he is, how active he is, and how vigilant in maintaining a good neighbor status with his dog.

A dog needs an Exercise
Every dog, no matter what breed or size, needs exercise. And no matter how big a house, he should not be getting his exercise in the house anyway! If your dog's primary source of exercise consists of running around the house or yard, then you should be re-evaluating why you wanted a dog in the first place. Every single dog needs to be walked; every single dog needs to play outside. So take your pet outside twice or thrice for the refreshment.

A dog should be a Good Neighbor Canine
Likewise for exercise, every dog should have at least basic obedience training to avoid nuisance barking, and unwanted behaviors. A dog is a dog, and you can't, nor should you train the dog out of a dog. A well-behaved animal is essential no matter where you live.

Check with your Landlord
You always want to check with your landlord before purchasing or adopting a dog. Some dallas tx apartment do not allow dogs at all, no matter what the location or size. This is often because of destruction of property issues. Other apartments do allow dogs. Some will charge what is called a "pet rent," and may require a deposit for your pet as well. Be sure to check on all of these things before bringing a new dog into your apartment life.

Breed Restrictions
After you have checked with your landlord and they do allow pets, make sure to check for breed restrictions. Some apartments will have restrictions on what breeds you can have. These are often breeds that can be considered aggressive or protective. Most establishments will have a detailed list of the dog breeds they do not allow on the premises.

Pros and Cons of Debt financing

Debt is borrowing money from an outside source with the promise to return the principal, in addition to an agreed-upon level of interest. In finance, debt is also referred to as “leverage.” The most popular source for debt financing is the bank, but debt can also be issued by a private company or even a friend or family member.
Advantages to Debt Financing
Maintain ownership: When you borrow from the bank or another lender, you are obligated to make the agreed-upon payments on time. But that is the end of your obligation to the lender. You can choose to run your business however you choose without outside interference.
Tax deductions: This is a huge attraction for debt financing. In most cases, the principal and interest payments on a business loan are classified as business expenses, and thus can be deducted from your business income taxes. It helps to think of the government as a “partner” in your business, with a 30 percent ownership stake. If you can cut the government out of the equation, then it’s beneficial to your business.
Lower interest rate: Furthermore, you should analyze the impact of tax deductions on the bank interest rate. If the bank is charging you 10 percent for your loan, and the government taxes you at 30 percent, then there is an advantage to taking a loan you can deduct. After your tax deductions, you’ll be paying the equivalent of a 7 percent interest rate.
Drawbacks to Debt Financing
Repayment: As mentioned above, your sole obligation to the lender is to make your payments. Unfortunately even if your business fails, you will still have to make these payments. And if you are forced into bankruptcy, your lenders will have claim to repayment before any equity investors.
High rates: Even after calculating the discounted interest rate from your tax deductions, as explained above, you may still be faced with a high interest rate. Interest rates will vary with macroeconomic conditions, your history with the banks, your business credit rating and your personal credit history
Impacts your credit rating: It might seem attractive to keep bringing on debt when your firm needs money, a practice knowing as “levering up,” but each loan will be noted on your credit rating. And the more you borrow, the higher the risk to the lender, and the higher interest rate you’ll pay.
Cash and collateral: Even if you plan to use the loan to invest in an important asset, you’ll need to make sure your business will be generating sufficient cash flows by the time loan repayment starts. Also you’ll likely be asked to put up collateral on the loan in case you default on your payments.

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