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Glossary

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Allowance

When there are several things that are still unknown at the start of the project, Allowances are used as placeholder numbers until the unknown becomes the known. For example, the owner may not yet have a flooring product chosen, and so the contractor will have this line-item in the Schedule of Values marked as an allowance. As you can imagine, this can lead to an apples-to-oranges bidding process, especially if there are no set amounts provided by the architect for all the bidders to use. When this happens, the bidders may have allowances for Home Depot faucets when the Owner really wants Jado, and let the change orders begin! They don’t do this because they are bad people, they do it because of how they are incentivized in a competitive process. The Constructability Review meeting should clear this issue right up.

Alternates

When this term is applied to a scope of work for a construction budget, it means something that you are considering doing, but may not, usually for budgeting purposes. Solar Power, heated flooring, lighting upgrades, etc. are all good examples and are an important part of the Value Engineering process. See “Options” for more.

Change Order

A legal contract addendum that requests or approves additional work by the service provider. Must be signed and dated.

Conceptual Boilerplate

These are 2D sketches every architect and engineer accumulates over the years to cut and paste into their 2D drawing products.  Very quick and easy for them (which can mean a lower cost for the client), but can also create confusion for the Builders who may or may not take the time to decide (and confirm) what part of the Boilerplate applies to their project and what does not.  As usual, “one size fits all” rarely fits any very well.

The bad news here is that whatever savings may have been realized on the front end is paid for many times over during construction, leading to errors and Change Orders.

The good news is that 3D models don’t use them, since they are always project-specific, and the drawings move away from “vague intentions” toward “specific instructions”.  A win for everyone, especially the client, who would do well to contractually preclude their use..

Construction Review

A very important meeting between the owner(s) and the architect, builder, and sometimes the engineer. It’s primary purpose is to ensure that all specifications for scope and finishes have been discussed, all potential COs are discussed and understood, etc. See our Vista Paper on this meeting agenda.

Cost Plus

One of the 5 pricing structures. The provider’s costs plus an agreed-upon mark-up. If their costs are $100, and the contract mark-up for the project is 20%, the price to the Owner is $120, netting the provider a 16.6% profit on that line item in the project Schedule of Values. See “T&M” for more info.

Costing

The process of arriving on an agreed amount for a contract price and the document used to communicate these numbers to the client.

Design-Build

A single firm offering both pre-construction (design) and construction services in one firm. The advantages are potentially significant, but can easily be replicated by requiring costing during design in the architect’s contract and other contractual arrangements.

Destructive Investigation

Making holes in things to uncover their true nature. A type of discovery.

Digital Native

Everyone’s digital experience, expertise, and comfort level is somewhere along a spectrum with Digital Natives (those who started using computers as toddlers) on one end and Digital Aliens (those who may be challenged by all the things the phone app does) on the other end.  In between are the Digital Ex-Pats and Digital Tourists.  

Knowing where you are on that spectrum and communicating it clearly to your project team members will help you set up your own information management systems- File Cabinets or Dropbox?  Pencil sketches or digital tablets?  Sketch up or Revit?

No right or wrong here, just important to know what you offer as a service provider or what you can receive as a client.

Digital Twin

Either an object *within* a 3D model (couches, sinks, or flooring), or the entire model itself.  Either way, the objects can easily be modified by the 3D software to create something new, or just literally dropped into the model, placing it quick and easy.

Having a 3D digital twin of a home or commercial building means that both Discovery and Design can be much faster and MUCH more accurate, saving on expensive design or construction errors or Change Orders.

Discovery

Investigation of the building site or any associated documents, online research, or interviewing persons regarding the project.

Exclusions

Every contract for services should include a list of what it includes for the price given. A good contract will also give a list of what is not included to ensure clarity. These are called exclusions.

Fixed Cost

One of the 5 pricing structures. A fixed cost for a fixed scope of work. Nothing needs to be tracked by anyone, and change orders are absolutely allowed.

Incentivization

The working assumption is that most providers will act exactly as they are contractually (and monetarily) incentivized to do. Understanding how different contract clauses incentivize providers to behave is the key to looking for “contractual conflicts” between providers.

Latent Physical Defect

Defects to a building that are usually unforeseen and perhaps unforeseeable, unless by intended discovery. These can be a significant cause of change orders, and should be carefully considered by both the builder and the architect.

Matterport

An online platform used as a basis for virtual walk-throughs and other products.  The scanners are cheap but not accurate enough for precise architectural work.  They simply weren’t made for that.  

But they absolutely excel at easily visualizing structural pathways (dollhouse view!) or embedding data into website for real-estate sales, facilities training, or remote viewing of construction jobsites where accurate measurements are not the criteria.

Not-to-exceed

One of the 5 pricing structures. The cost for the project will never be more than “$X” (unless there are change orders), but it could be less than that, and if it is, the savings will be passed on to the client. The builder must have a VERY good tracking and reporting system to deliver on that promise.

Options

When this term is applied to a scope of work for a construction budget, it means something that you will absolutely do, but you may entertain different options for doing it. This is usually applied to finishes like flooring, countertops, plumbing fixtures, etc. An important part of the Value Engineering process. See “Alternates” for more.

Phasing

Typical Residential Property Phasing: Doing most of the project now, using resources, then doing some later in Phase 2 or even Phase 3 out of cash flow. Best Practice: At the end of any given Phase, the property should be able to sell (because reasons) at an acceptable ROI. The Phase just completed should not degrade the property, making it a “fixer-upper”.

Typical Commercial Phasing:  The CFO has supplied projections to the CEO that outline a long term development plan where increased profit from Phase 1 helps pay for Phase 2, and so on.  Best Practice:  Start with the “lowest hanging ROI fruit” and keep debt to a minimum (but you knew that… ;)

Platform

Zoom.  Google Docs and Sheets.  PayPal.  Health Portals.  These are all places you can online to get things done, track important metrics, or save data.  The “working” platforms almost always have a monthly fee, although many (like Zoom) have a free version.  Quite a few are natural extensions of something else (like your bank) and so are always free.

The problem in the 2020’s is “Platform Proliferation”, and the monthly fees can really add up, especially for professionals who rely on them to create products for their clients.

Platforms

An online account like Microsoft, Adobe, Google. In the late 1900’s you could buy and download all your software and store everything on your local machine. In the 2020s, you pay monthly and often store your data on their cloud service. This is especially true for architectural, project management, and costing software. It’s also true for Spotify, Netfix, your bank and credit cards, etc. Getting all the project team members on all the same platforms (like Zoom) and getting those platforms correctly configured has itself become increasingly specialized, and is usually best done by a “digital native”, well-versed in these infrastructures and their configurations.

Pre-Construction

Everything that happens between “Maybe we should do that project we’ve been thinking about!” and the first day of actual construction. This can take from 2 months to 2 years, depending on the size and scope of the project, and includes design, discovery, costing, engineering, permits, etc. Pre-construction costs can range from approx. 5% of construction costs on larger projects of several million dollars to 20% of smaller projects in the few hundreds of thousands.

Property Scan

A portable device like a very large camera scans the building, the property, the neighboring property, the crawlspace, the attic, whatever is needed to create the set of plans for the project. The site data is then downloaded onto a local computer, where it is transformed into a 3D model of the property, which can then be modified to create new designs and drawings for the permit and the builder. The scanner cannot “see through” objects, only what the eye can see. The main advantage in using a scanner is cost savings, speed, and accuracy that is simply not possible when measuring “by hand” with a tape measure or a hand-held laser. This accuracy easily translates into fewer mistakes and lower costs.

Provider

Any person or firm providing services to the owner, such as architecture, engineering, construction, etc.

ROI

Return on Investment

Scaleable

“Drawn to scale” means that you can discover how long or wide or high something is just by using a special ruler laid on the drawing and reading the measurement.  This tech goes back thousands of years. 

Professional-grade digital scanners produce virtual models that produce the same utility, but are in 3D instead of 2D.  

It can take several person-days to measure out a property, especially if they are doing the grounds as well, where nothing is square or straight.  

Scanners take only hours, and produce FAR more accurate AND scalable 3D models. Scales can be easily adjusted to fit the required output for the Owner, Architect, Builder, or Municipality.  Because, you know, computers.

Schedule of Values

A line-item breakdown of the construction contract price. A single number(because they don’t know how to use excel??) just says ”It will never be less than this.” 10 numbers just looks like maybe someone gave it a little thought, but not much. 30 numbers is better, but you can’t actually DO anything with them. 200 numbers represents a VERY well-thought-out budget, and it’s thorough review should be a part of any well-crafted Constructability Review because it inspires both questions from the Owners. Useful utility for Value engineering begins at a mean average of around $1,500 per line item for projects under a million, $2,500 for projects at 2 million, and so on. However, the Builder may not wish to show these numbers if they are not committed to full transparency or do not provide Value Engineering services.

Smartsheet

An online platform that has a typical spreadsheet interface, but can quite easily produce templated reports, views, filters or other minimal data-base functions. It’s not intended to be a spreadsheet or a database, but to provide data manipulation for non-coders, especially useful as a Gantt Chart for quick project schedules.

Strategic Partner

Vista Foundry works with several trusted Strategic Partners for highly specialized services like Financial Planning and Legal Services. We have NO fiduciary relationship with them, and they contract directly with our clients.

T&M

Time and Materials. One of the 5 pricing structures. The “Time” portion may or may not be “fully loaded” with payroll taxes, worker’s compensation insurance, employee benefits, and a mark-up for profit. The Materials may or may not have a mark-up for profit. These are all good questions to ask before signing their contract. See “Cost Plus” for more info.

Trades

Plumbing, Electrical, Roofing, etc. are collectively known as Trades.

Value Engineering

A Process, (not a product) that is intended to work within the design team to use the project budget to inform and guide the project design. This can be complex, but pays for itself MANY time over in reduced construction costs. It’s exactly how bridges, hospitals, freeways, and skyscrapers are designed. Why would anyone not do that?

Verify in Field (VIF)

An acronym you’ll see on almost any set of plans. It means that the architect is noting that this information is either not currently known or known elsewhere, and noting the knowable or eventual truth is not in their scope of work, often for very good reasons. Unaddressed, VIFs can lead to unfortunate mistakes and cost overruns. Reviewing each one should be an agenda item on every Constructability Review meeting, along with a clear accountability of exactly who will be doing the verifying.

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About Us

Decades of design, engineering, and construction experience, creating unique design solutions and proprietary costing tools tailored to your needs.

No long-term contracts or commitments, just clarity and confidence.

Choose one service or many, only what you need. Online. Nationwide.

Vista Foundry

Vista Foundry is:

A talented group of design, engineering, and cost consulting professionals:
using LiDAR scanning for hyperacurate site measurements
using Autodesk's Revit software for 3D architectural design
Disaster recovery specialists
A core team of Owner's Reps and Project Advisors
A referral cohort of Strategic Partners for specialized services
A network of Industry Experts at your fingertips
HOW CAN WE HELP YOU?

Vista Foundry Offers:

An array of pre-construction and construction services:
3D scanning and modeling for accurate design and costing
Beautiful and investment-driven design solutions for your property
Structural engineering conceptual design for low-cost solutions
Disaster recovery processes that optimize net worth
Owner's rep and construction administration services
HOW CAN WE HELP YOU?

Vista Foundry Uses:

Innovative design tools and processes aimed at optimal outcomes:
LiDAR scanning for hyperacurate site measurements, keeping construction change orders to a minimum
3D design tools for integrating beautifully rendered options and structural necessities in the same process
Decades of professional costing, driving an intuition for optimizing your project ROI
All of the above tools drive a net-worth-focused process for disaster recovery victims
HOW CAN WE HELP YOU?

Why We Do It

You define success. We want to help you succeed in whatever role you play as a project participant or as owner/investor.  Together we'll sequence a path to get you there.
We want you to feel heard and understood, empowering you to navigate this process with ease. It's just who we are.
We have the tools, systems, and talent to make a positive and profitable difference in people's lives. We find meaning in doing that, and it's why we get up in the morning.
Because "If you give someone a fish, you feed them for a day.  If you teach them to fish, they eat for a lifetime".
HOW CAN WE HELP YOU?

Where We Do It

Nationwide.
Online.
HOW CAN WE HELP YOU?

Testimonials

Establishing and keeping a budget

John’s firm did two major projects for us in Tiburon and San Francisco, CA. His unique Value Engineering (costing) process helped us “stop the dominoes from falling”, as he puts it, making sure we hit our target budget. His costing systems guided the design process all along, which made both projects big wins for us.

Laurence G.
Project Development Strategies

Since our first project together 20 years ago, John and his team have been invaluable. John’s incredible breadth of knowledge and tactful guidance have helped me avoid many problems and pitfalls. I simply could not have done it without him.

Vic C.
Going from crash to completion

My project hit some serious snags resulting in a complete work stoppage. With no idea what to do next and many sleepless nights, I engaged John for assistance. He quickly identified the issues, provided new ways to think about the project and put together a plan to get us back on track. His process was straightforward and he used 3D technology to eliminate guesswork and save considerable time and money. I actually started sleeping again and the project was a success!

Allan L.
Investment advice for home renovations

John's breadth and depth of knowledge is incredible, as is his capacity for identifying all the most important factors and giving us timely advice in our decisions. I especially appreciate how he helped us prioritize projects based on investment value. Thank you, John!

Ford P.
Investment property purchase decisions

John has helped me buy many properties in CA, NC, and GA. His ability to spot opportunities, name the challenges, and guide me through the many reports was far beyond any help I ever received from an architect, contractor or home inspector. I walk away with a detailed spreadsheet of must-do, should-do, and nice-to-have repairs and improvements. His knowledge and expertise is unparalleled–I know I can count on him.

Amy P.
Working the systems for 30 years

John tirelessly seeks out ways to provide efficiency, transparency and advocacy for our clients. I work with the systems he designs and roll out the software he develops. As the primary end user for all those years, I can tell you–they just work.

Shawn B.

The Vista Foundry Team

John Fraine
Founder
John Fraine

John is the Founder and CEO of Vista Foundry, offering design, engineering, and costing expertise based on 48 non-stop(!) years in the industry, converting his construction-only firm to Design-Build in 2008, offering Architectural and Interior Design, engineering, entitlement, and cost consulting services. His Passion is, quite simply, systems efficiency, especially when applied to disaster and project recovery. John uses his design skills to create beauty in the world and direct a unique team of contributors, each possessing a critical skill to move projects along with minimal disruptions, change orders, and surprises.

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Alex Kulchytsky
Revit Modelling and Point Cloud Conversions
Alex Kulchytsky

Alex’s talent with scanned point cloud data is only exceeded by his talent in modeling that data to produce 2D and 3D RevitⓇ (by Autodesk) products for Vista Foundry’s clients. His expertise spans structural analytic graphics, design renderings, and facilitating online iterative design and construction processes. A key team member, Alex's skills shine in Project Recoveries, ensuring precision in construction details crucial for renegotiations. He transforms drawing intentions into Ikea-style instructions, ensuring swift and error-free projects. Alex's services extend to MEP Clash Reporting, Virtual Staging & Sales Tours, Facility Management graphics, and BIM Coordination.

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Elisa Valentine
Owner's Rep and Insurance Consultant
Elisa Valentine

Elisa has over 10 years of experience working with John in design-build and holds an MBA from Dominican University of California. Elisa’s background in sales, marketing, design, and preconstruction combined with her unique understanding of Vista Foundry’s educational, investment-driven approach makes her an invaluable asset to the team. During her time working with John, Elisa demonstrated success in assisting clients with value engineering during design, pre-construction sequencing, and insurance optimization. Elisa also developed and implemented systems to boost profit and efficiency, including lead optimization, sales automation, and performance tracking.

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How Can We Help You?

Strategic Partners

Jarrett B. Topel
CFP®, MSFP
Topel & DiStasi Wealth Management

Jarrett and his partner run a wealth management firm in the SF Bay Area. Their expertise with markets, instruments, and investment strategies allows our clients to make the best possible short- and long-term decisions for themselves, their families, and their businesses. Jarrett and his team work directly for Vista Foundry's clients as project consultant or long-term wealth managers. Their advice is both informed and expertly sourced from decades of experience.

Tim Nardell, Esq.
Partner
Nardell Chitsaz & Associates LLP

Vista Foundry's own source of legal advice for construction contract matters, Tim brings extensive experience in real estate, construction law, and industry contract optimization to the table. His availability for both quick questions and more involved consultations on complex circumstances, as well as his extensive action-based services to see your case through to the end, make him an indispensable part of Vista Foundry's retinue of experts.

Mary Barnard
Licensed Insurance Broker
Farmers Insurance Group

With insurance expertise spanning 3 generations, Mary's firm has been managing all of John's personal and business coverage since 1976. Specializing in reducing premiums while maximizing coverage, Mary ensures a personalized process– helping clients choose comprehensive, cost-effective solutions. Her team handles policies for home, business, auto, life, and more, excelling in clarifying coverage options, especially in unique circumstances.

Julio Moreno
Certified Google Workspace Administrator
Secnub

Julio is a certified Google magician (or so it seems to us!). His experience and expertise with Google Workspace configurations, compliances, security audits, and migrations help keep "messy closets" cleaned up and data access easy across all platforms and devices. He handles project set-ups and breakdowns, distributing and archiving project data for Vista Foundry Consulting and Business Coaching clients. Truly a must-have on your side.

Rob Gold
Accounting and Tax Strategist
nvmnt

Rob has been John's primary financial strategist for all his endeavors since 2020, providing his own brand of corporate CFO wisdom that has helped steer many a ship clear of the shoals over the course of his extensive experiences in corporate finance over several decades. Rob now brings that same expertise to Vista Foundry's clients, advising on tax and accounting matters for them and their projects.

Jack Hayward
Systems Developer
Jack Hayward

Jack and John have worked together on business model-specific software projects for the design-build and general consulting industries and are currently working a new online-access tool for zoom content providers. Jack’s interest in AI-enabled or assisted processes make him an invaluable member of the Vista Foundry Team. Jack also produces musical content from his studio in San Rafael.

Outsourcing for:

Project Related Expertise
Digital Drawings
On-Site Scanning
Point Cloud Conversions to Revit
3D Modeling
Renderings
Specialty Engineering
Structural
Energy
MEP
Civil
Specialty Trades
Site Engineering
Utilities Infrastructure
Rough Construction
Finishes Application
Industry Expertise
Images and Video
Existing Conditions
Forensic Investigation
Project Progress
Warrantee Records
Knowledge
Data Visualizations
Technical Writing
Research and Investigations
Digital and Paper Presentations
Business Consulting
Future Planning
IT Infrastructure
Automations
AI Integration

Vista Foundry is based in the San Francisco Bay Area and operates nationwide.

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