Description

 WE ARE OnQGlobal and we hire GREAT PEOPLE who do GREAT WORK for GREAT CLIENTS!OUR TEAM members are consummate professionals who are well respected by our Fortune 100 clients in the semiconductor/cleanroom, manufacturing, and mission-critical data center industries. OUR MISSION is to DO the very best for our clients and customers with integrity, professionalism, and altruism allowing them to BE the very best in their business GLOBALLY.In order to make the future happen and inspire others to do the same, we need the most talented Owner’s Rep Project Managers with a proven track record. Are you one of them? If so, we want to talk to you!
ABOUT THE ROLE  Owner’s Rep (OR) will act on behalf of Owner to become a virtual extension of the Owner’s Project Team and will establish an immediate and close relationship with Owner to gain a complete understanding of the Owner’s Project requirements, goals, constraints, and general business objectives. The OR will bring. The OR will bring “best practice” and innovative experience, comply with the Owners’ standards for quality, optimal cost and on-time delivery to this Project. OR will act as an extension of Owner’s organization to assist in maintaining project-level schedule and cost controls and reporting in line with the Owner’s requirements. 
RESPONSIBILITIES

• Engage in executive-level briefings and decision-making processes with respect to the Project in supporting the Owner's internal Project Management team.
• Review and validate business requirements for the Project
• Possess an understanding/ assistance in establishing requirements relating to budget, program, and schedule.
• Review and provide timely updates to Owner regarding the Design team’s program for the preparation of all matters. At all times, OR will act to align and balance design deliverables and construction requirements.
• Provide and (where appropriate) ensure that the Documents make provision for all necessary information required by the local governing authorities and act as a partner with Owner and General Contractor in obtaining permits.
• Advise on, and issue proper notices on behalf of Owner to relevant matters arising under the Project Agreements. 
• Continually evaluate the progress of the work and identify potential risks in all areas of the project
• Establish a working relationship with all corresponding parties to meet the Owner’s requirements for all areas associated with the Project.
• Coordinate with the Owner on the type of trade procurement procedures which will be the most effective with consideration for schedule, cost, and financing requirements.
• Work with the Owner and Project Team to make decisions related to the phased growth into the facility as the Owner grows into the facility.
• Responsible for making sure GC and other key trades are promoting a behavioral-based safety plan and actively managing, and auditing in the field.
• Review Owner’s schedule to verify it is inclusive of actual material lead times and delivery schedules and update the status of compliance with overall Project goals and objectives.
• Review all contractor claims regarding cost and schedule impacts, and make a recommendation, having consulted with the appropriate parties, to the Owner on the acceptability of each claim. OR will negotiate claims and financial settlements as appropriate.

Standing Up the Team:

• Coordinate with the Owner’s procurement policies to establish a timeline of all remaining consultants, contractors, and vendors necessary to execute the Project.
• Ensure that Owner’s contract principles and requirements are incorporated into Owner prime and second-tier contracts.
• Assist Owner’s internal document management and technical writing team in making sure their requirements and needs are well-defined and detailed in the contracting process. 
• Define the process and expectations of bid leveling process for subcontractor selection to the GC and enforce and audit that process.
• Conduct a complete proposal evaluation and make a proposal to Owner for key trade awards.
• Assist Owner in the planning of special and general conditions for the Project with emphasis including construction phasing and sequencing.
• Oversee the GC in an assessment of the local construction marketplace to determine. capabilities, capacity, and overall skill required to deliver a project of this scope and complexity.

Vendor Management:

• Conduct a monthly call with all of the key partners to address any open items, concerns, or issues during the execution of the Project.

Budget Management:

• Fully support maintenance of the Project Budget.
• Coordinate with Owner’s project control team to facilitate process and data transfer between the central services group and the field to audit processes in place between the Owner/ GC and troubleshoot issues in accuracy or process as an agent for the Owner.

Schedule Management:

• Support execution by the GC of Owner’s defined schedule tools for all major activities within the Project schedule. Audit to ensure it follows proper Owner schedule requirements. OR acts as a facilitator to transfer field information from various project teams to the centralized project service group in support.
• Include all key milestones to all Project Team members, including their commitment to those milestones during the sourcing of their respective services. Work to ensure that all stakeholders are guided by the schedule.
• Consolidate consultant and contract schedules and evaluate progress such that agreed-upon Project Milestones are maintained.
• Routinely review the schedule details and identify any flaws which may impact the timely completion of the Project.
• Manage efforts of the Project Team.
• Perform problem-solving tasks with respect to any portion of the work that is behind schedule while providing regular and transparent communication to the Owner.

Project Reporting:

• OR will provide bi-monthly Management Reporting in a format acceptable to the Owner that includes up-to-date information including data on all areas of responsibility. 
• Summary level deck that will be used as a management tool for the Owner’s management team that is not directly connected to the project.
• Co-chair with GC, a Project kickoff meeting at the start of construction including a review of all construction administration process, procedures, and creation of documentation for the same.
• Report on matters requiring decision by the Owner regarding the design, specifications, costs, schedule, or program. OR will make recommendations on critical decisions. 
• Attend meetings with the Owner, other consultants, and the Construction Manager as needed to keep the project on track.
• Work with local authorities to verify and track the permit requirements and document in support of other stakeholders planning and reviewing their submissions and deliverables. 
• Facilitate discussions to identify site-specific impacts to the Master Schedule or Conceptual Budget.

Design Phase:

• Coordinate with Owner’s Design Manager on the issuance of design documents for review at agreed intervals.
• Assist the Owner and Architect / Engineer in reviewing the requirements of building codes and other Agencies Having Jurisdiction (“AHJs”) advice on the cost impact of these requirements.
• Review design progress throughout the preconstruction phase for conformance with Owner’s requirements within the scope of the agreement and recommend economies consistent with requirements.
• OR will advise the architect and Owner during the preparation of the drawings for conformance to Owner’s requirements and advise further with respect to availability and price of the materials; merits of alternative systems; appropriateness of details; extent of off-site prefabrication, constructability review in the context of the work site, review and make recommendations on sequencing logistics, etc.
• Monitor the GC in the solicitation of independent trade-by-trade cost estimates based on the plans and update this estimate at the conclusion of the Schematic Design (30%), Design Development (60%), and Construction documents (100%) phases utilizing the contractor(s) for the Project.
• Review the bid documents prepared by the architect and engineer and bring attention to apparent discrepancies to their attention prior to issuance. 

Construction Phase:

• Maintain Owner’s on-site documentation, when needed, in a secure environment.
• Help lead weekly progress meetings with the design team, GC/CM, and Owner. Minutes taken by the GC/CM will be reviewed to document all open issues and decisions made.
• Review all meeting minutes and make corrections for the project record.
• Manage Project goal to avoid compensated Project delay not occasioned by Owner direct changes and will work to identify and mitigate such circumstances.
• Act as the on-site point of contact for Owner’s Project stakeholders and inform Owner on a continuous and ongoing basis as to the budget, schedule, and quality implications of Owner’s ongoing activities and decisions during the Project.
• Help facilitate onsite coordination of activities and interaction of all Project Team members. For clarity, this is not to say OR is responsible for the coordination of all team interaction, but rather, when issues of collaboration or communication arise, will help to facilitate reasonable solutions and outcomes.
• Review the schedule, construction procedures, and staging operations submitted by the contractor and advise Owner thereon.
• Responsible for the regular onsite monitoring of the construction process with regard to the schedules and procedures established. OR will conduct meetings with the construction manager, engineer, architect, and Owner to review progress and address any issues that may arise.
• OR will, on behalf of Owner, make its best efforts to moderate and facilitate resolutions of problems and issues which arise regarding work on the Project site.
• Monitor the contractor’s systems for controlling the progress of the works and monitor the program with the intent that the works will be completed within the time stipulated in the Project specifications. Specific attention will be expected to the transition of information and strategy from the site offices to the field.

Technical Testing/Inspection:

• Help source the technical inspection and testing services required by the design team or other third-party consultants for services such as concrete testing, structural reviews, moisture testing, etc. OR will put review test reports and raise issues when needed to the Owner.
• Support the Project design and construction teams in addressing any issues and deficiencies identified during technical inspection and third-party testing.

Submittal Process:

• Monitor the design team and contractor on the status of all shop drawings, product data, samples, etc. submitted by the Construction Manager to the design team for approval. Submittals will be reviewed at the weekly progress meetings and all critical items will be addressed. If issues in the process arise OR will help to resolve.
• Coordinate the contractor’s incorporation of submittal, submittal review, and submittal action into the overall Project schedule.
• Work to incorporate into all relevant Project Team member Scopes of Works and contractual agreements stipulated review times for relevant submittal actions.
• Request For Information (“RFI”) Process:
• Supervise the design team and contractor in tracking the status of all RFI’s submitted by the contractor to the design team for approval. RFI’s will be reviewed at the weekly progress meetings and all critical items will be addressed.
• Coordinate incorporation of the effects (if any) of RFI review and RFI action into the overall Project schedule.
• Incorporate into all relevant Project Team member Scopes of Works and contractual agreements stipulated review times for relevant RFI actions.
• Work with relevant parties to assist the Project Team with the expeditious review of RFI’s for compliance with Project requirements and schedule.

Change Order Review:

• Prepare, and maintain a Change Order log in a format acceptable to the Owner. This Change Order log will identify each change by directive number, description, OR generated initial estimate of the cost of the work, agreed upon cost of the work, date initiated, implementation status, date of proposal receipt, and date of proposal approval.
• Review and validate contractor change order requests with respect to cost and schedule impacts and will work with Owner to negotiate when needed.
• Review and make recommendations as to the form with which changes to work are to be authorized.
• In conjunction with Owner and the other consultants, OR will advise on the need for any amendments required to the contractor’s proposals with regard to specifications, cost, and program and, when instructed, discuss and agree to any amendments with the contractor. OR will confirm in conjunction with the other consultants, whether or not the contractors’ proposals appear to meet the Project requirements.

Requests for Payment / Progress Payments:

• Help coordinate the review and approval of requests for payment from the contractor. OR will also conduct a review of those invoices and make a recommendation for payment to Owner documenting all adjustments.
• Establish and implement with Owner a procedure with regard to the processing of the contractors’ periodic payment requests.

Commissioning:

• Manage the Commissioning Agent’s development of a comprehensive test plan and incorporate this into the overall Development Schedule from Level I to Level V for the Project. For clarity, the expectation is that OR simply helps set expectations, tracks progress, and alerts Owner to any issues.
• Create and communicate a plan for integration of Owner’s operations team into the project test and commissioning cycle and ultimate handover process. Focus will be on dates and process for notifications to the ops teams.
• Assist the Commissioning Agent (CX) with monitoring and coordinating corrective activity for any issues which arise during the commissioning process, from factory witness testing through Level V Commissioning integrated system testing. These issues will be tracked on an Owner approved, Commissioning Agent generated spreadsheet format. For clarity, expectation is OR implements a Commissioning Issues log for use by GC and Cx agent and monitors that it is being actively used by those parties during the Cx process.
• Participate with the CX as required in chairing scope review meetings where the commissioning process is reviewed with the contractor and subcontractors.
• Facilitate review of documentation, including detailed equipment startup procedures, for use in the administration of the commissioning process. For clarity, the expectation is OR makes sure a system and process are in place for information to be shared, as opposed to being the party responsible for distribution.
• Confirm that the CX works with the Construction Manager and Subcontractors in developing coordinated start-up plans and start-up documentation formats, including providing pre-functional checklists to be completed during the startup process. This is a major effort that will be led by the GC, but it is our expectation that OR takes a leadership role in making this happen and validating and refining the output.
• Confirm that the CX develops specific equipment and system functional performance test procedures and that the contractor and subcontractors review and accept the procedures for implementation.
• Coordinate with the CX and contractor on relevant directives by local authority inspections and adjust the commissioning plan and schedule accordingly as may be required.
• Work with the CX and contractor to ensure items of non-compliance are corrected and the system retested.
• Work directly with the CX and contractor to ensure that commissioning is completed as required to maintain the scheduled FR milestone.
• Assist the CX in coordinating the training provided by the contractor and Subcontractors as required by the contract documents.
• Coordinate as necessary with the CX, contractor, and design team, punch list items that impact the progression of the Commissioning Program.

Project Close Out:

• Act as a rep for the Owner Document Control Coordinator to help facilitate the document closeout process and remove roadblocks to closing out all defined documentation.
• Assist in the planning of the handover of the Project or any part or parts of the Project for occupation and monitor the implementation of the planned handover of the Project on behalf of Owner.
• Coordinate and verify the completion of all Owner personnel training with regard to the component and system operation of the Project.
• Verify that the timing of training on the integration of systems will be ongoing, commencing during factory witness testing, continuing through construction, and completed during Level V Commissioning prior to Owner’s acceptance of the Facility Ready.
• Manage the design team, Owner, and contractor in establishing Punch lists for the Project including establishing phasing as required by the progress of the work or occupancy requirements of Owner. For clarity, the punch list will be created and maintained by the A/E but the OR will drive and manage the process.
• OR acknowledges that participation in occasional closeout meetings will be required beyond the completion of the project, for which compensation and/or expenses, if any, will be negotiated in accordance with the terms of the agreement.

Requirements

WHAT YOU NEED TO BE SUCCESSFUL

• A Bachelor of Science degree in one of the following: Business Administration, Construction Management, Construction Project Management, Mechanical or Electrical Engineering, Architecture
• Minimum 10 years of relevant experience in a PM role
• GC experience preferred / solid construction background
• Mission-critical (data center specific) experience
• Local to the site (within 150 miles)
• 100% dedicated to the project and client!
• Covid vaccination required
• Formal Project Management methods / best practices
• Cross-functional team participation in a high-tech, dynamic environment
• Excellent problem-solving, critical thinking, and analytical skills.
• Proven track record in delivering high-quality programs
• Passionate about solving complex challenges within aggressive timelines
• Detail-oriented with strong written and verbal communication skills and the ability to multi-task in a fast-paced and quickly-changing environment.

Recommended experience:

• Technical Project Management or Coordination
• Mission critical or Industrial facilities upgrades and retrofits project management
• Standard business applications and tools
• Google Docs, Sheets, Slides, Drive, Drawings, Hangouts, etc.
• Microsoft Word, Excel, PowerPoint
• Scheduling application: Primavera P6, P3 is an advantage!

WHY SHOULD YOU APPLY?

If your career path isn't on track, get it OnQ. Grow your career with a global team dedicated to large-scale, complex project success. We take pride in providing a collaborative, accountable, customer-focused, fast-paced, and fun culture!

OnQGlobal offers a highly competitive compensation and benefits package, including:

• 100% Premium Medical, Dental, & Vision Coverage for OnQ Employees
• 50% Dependent Coverage for Medical 
• Company Provided Employee Assistance Program
• 401K Plan
• PTO
• Tuition Reimbursement up to $5,000 per year
• Referral Bonus up to $3,000 per referral
• Health & Wellness Benefit