Answers to Frequently Asked Questions

We have a general contractor in mind for our project, why would we need a construction manager too? A construction manager (CM) allows business owners and managers to focus their energies on the day-to-day operation of their company instead of tying up valuable time sorting out construction details. The construction phase of a project is actually the end result of many months or years of strategic design and planning so having someone on your team to handle the details along the way is an asset. A CM, working entirely on your behalf, serves as a liaison between you and the design team, general contractor and vendors. You can read more about our construction management services by visiting the SERVICES page of this site. 

How long would it take to get a permit if construction plans are ready?  Permitting can take anywhere from 6 weeks to over a year depending on your project.  Typical tenant improvement (TI) permits however average two months to obtain.

How long would it take to finish a tenant improvement once we have the permit? With careful planning and preparation basic TI’s can be completed in as little as 6 weeks. More complex TI’s average three months, while major renovations or new buildings can take anywhere from 6 months to a year.

How much per square foot would it cost for a tenant improvement? Although work can vary depending on each client’s budget a typical project starts around $45/SF and goes up from there depending on the materials selected to finish the space. Some higher-end work Oracle Contracting recently completed came in around $100/SF.

How much per square foot would it cost for a new building? New construction can be tailored to fit our client’s budget. Many factors need to be taken into consideration when budgeting for new buildings such as site development (grading, utilities, mitigating wetland issues, etc.). Our construction management services help determine the projected cost of construction as well as your soft cost (fees for architectural and engineering work, financing, legal and other pre- and post-construction expenses). As a general rule building construction costs will only account for 60% of the overall project cost after the land acquisition.

We’re looking to move our business and have two locations in mind. Can you help us identify construction expenses or permitting issues associated with each property that we may not be aware of? Oracle has developed an extensive checklist system designed to help determine if a location (and its development costs) are feasible for our clients. Reviewing this information before committing to a specific property has proven to be beneficial.

Is Oracle licensed and bonded? What does that mean for your customers? Oracle is licensed and bonded as a general contractor in the state of Washington. Our license number is: ORACLCS911LT. While not necessary on all projects, construction bonding can be used as a risk management tool to protect project owners. A bond, traditionally paid for by the project owner, constitutes a legal guarantee (insurance policy) that the project will be completed as expected. You can learn more about hiring a contractor in Washington State by visiting www.lni.wa.gov.

Does Oracle manage projects outside of Washington State? Using a trusted network of associates Oracle has successfully managed construction projects throughout the Western United States.

Does Oracle warranty their work? How are warranty issues handled with subcontractors that would work on our job? Washington State law requires a minimum of one year warranty from the date of final completion. Product information, including extended warranties, will be presented to you in an organized operation and maintenance manual upon job completion. We pride ourselves on providing excellent customer service, therefore all warranty claims are submitted directly to Oracle Contracting for processing…our clients appreciate not needing to make multiple phone calls to manufacturers if a warranty issue comes up.