Specifications include, but are not limited to: Construction Management services, to include a Pre-Construction Phase and a Construction Phase. The CM will provide comprehensive administration and management of all aspects of the construction of the project and will work in concert with the Architect and Owner towards the successful completion of the project on schedule, at or less than budgeted costs, meeting or exceeding standards stipulated by the construction documents, and in adherence with standards required by local authorities and other agencies having jurisdiction. The CM, either through in-house staff or outside consultant/contractors, will serve as a Construction Manager/Contractor and provide all construction services and activities as necessary for: 1. Pre-Construction Services 2. Bidding and Award Services 3. Construction Services 4. Warranty Services