WO2002025531A2

WO2002025531A2 - Method and apparatus for reverse and forward auctioning for use with network-enabled real property project management

Info

Publication number: WO2002025531A2
Application number: PCT/US2001/027124
Authority: WO
Inventors: Brett Urian; Anthony Romito; Frank Papa; James Kempe
Original assignee: Bjaam Environmental, Inc
Priority date: 2000-09-19
Filing date: 2001-08-30
Publication date: 2002-03-28
Also published as: AU2001288578A1

Abstract

L'invention concerne un procédé et un appareil améliorés destinés à des adjudications montantes et descendantes en gestion de projet de biens immobiliers, comprenant l'utilisation d'un système d'information géographique et un réseau mondial d'ordinateurs. L'invention utilise le système d'information géographique, un autre logiciel réseau, et un réseau mondial d'ordinateurs de façon à permettre un accès à l'information concernant le site en question. Le système de l'invention permet à un utilisateur d'accéder à des données à partir d'un nombre de sites spécifiques, de voir et de manipuler les données concernées dans les limites des restrictions liées à leur sécurité.An improved method and apparatus for up and down auctions in real estate project management includes the use of a geographic information system and a global network of computers. The invention uses the geographic information system, other network software, and a global network of computers to provide access to information about the site in question. The system of the invention allows a user to access data from a number of specific sites, to view and manipulate the data concerned within the limits of restrictions related to their security.

Description

METHOD AND APPARATUS FOR REVERSE AND FORWARD AUCTIONING FOR USE WITH NETWORK-ENABLED REAL PROPERTY

PROJECT MANAGEMENT

I. Background Of The Invention A. Field Of Invention

This application is a continuation-in-part of U.S. Serial No. ,

Method And Apparatus For Network-Enabled Real Property Project Management, filed August 29, 2000.

This invention relates to the field of project management, and more particularly to network-enabled real property project management, and even more particularly to a competitive bidding process using network-enabled real property project management. B. Description Of The Related A rt

Currently, an owner of a site will either use a single service provider that has previously performed acceptable work, or they will draft an request for proposal (RFP) and notify a pre-selected group of services providers. The RFP's are returned in a sealed envelope by a certain date. One common problem with the RFP process is that the RFP is usually not detailed enough to account for and answer all of the bidder's questions. Mandatory pre-bid meetings are usually required in order to clarify the RFP, and written response from pre-bid meeting questions usually follow. Answering the original question can lead to more questions, which require additional answers. This dialogue is generally cut short by the bid date. Under the inventive system, the procurement officers and purchasing agents have most, if not all, of the necessary site information already available to the prospective bidders on the network. Immediate updates of the scope of work can be made whenever a bidder presents a better, or cheaper, alternative. The alternative can then be transmitted to all of the potential bidders. In an open bidding format, all the bidders are permitted to see the other competing bids in real time during the auction. This allows each bidder to reevaluate and resubmit a lower bid as many times as necessary during the bidding process. eBay® is an example of a sellers auction whereby the seller controls the terms of the auction. The sellers auction has also been applied to the business to business model by internet companies such as e-Steel™, MetalSite™, and

PlasticNet.com, which create markets for standard processed material like steel, chemicals, and plastic. In contrast to a sellers auction, a buyers auction was introduced by FreeMarkets Inc., which allows buying of industrial components through procurement auctions. The current invention utilizes the network auctioning concept and applies it to civil engineering/environmental consulting and construction. In order to conduct these auctions, a network-enabled real property project management package must be provided so that the bidders know the specific site details that they require for bidding purposes. GIS, or geographic information system, extends the functionality of a traditional database by combining spatial features with informational records. For example, a user might view a town map and be able to retrieve information such as street names, building construction dates, etc. The purpose of GIS is to use geographical representation for retrieval of underlying information. Current real property project management involves the collection of a wide array of site data and communication between numerous project participants. One of the current problems is that multiple systems must be used to obtain all the data and perform required communications.

Real property projects have historically suffered from poor project management (i.e. lack of effective and timely communication between involved parties, including regulators, inspectors, company managers and their prime contractors and nested subcontractors) which ultimately results in higher project costs and delays. Updated status reports, paper trails, phone calls, and job site meetings are the best available tools currently used to manage real property projects, and are often inadequate to keep all project participants properly informed. For example, during the construction of a site, it is typical to use plumbers, electricians, and other subcontractors. Under the current system of project management it is possible that the project administrator will have ordered alterations to the plans on several occasions; however, these changes may not have been relayed to the subcontractors, and therefore each subcontractor may be operating from a different set of plans.

However, with the present invention, real property project management is facilitated by having project data available to be viewed in its geographical context by any project participant via a computer network. A security system allows controlled access to various levels of project information. Project information stored on a GIS platform allows the viewer to click on any physical object located on the map and retrieve all data related to that object. The project administrator can let each of the subcontractors know that the most up to date version of the plans will always be at a particular location on the network. Project management software is commonly used in the industry. However, there are no examples of network-enabled real property management software being used to bring together project participants from separate organizations. II. Summary Of The Invention

In accordance with one aspect of the present invention, a method for network-enabled real property project management, the method includes the steps of utilizing a global computer network, providing real property project management information, the information being accessed from one source, the information being collected from at least one of the following group comprising construction site, real estate management site, environmental compliance site, environmental investigation and remediation site, and natural resource management site, allowing project participants from separate organizations access to the information, providing means for conducting a competitive bidding process, the competitive bidding process consisting of one of the group consisting of open and closed, the competitive bidding process comprising at least one of the group comprising reverse, forward, and Dutch, which includes viewing, using a computer, information associated with a site, transmitting, using a computer, a bid amount to obtain permission to perform a job associated with the site, and receiving an acceptance of the bid, providing data storage means, providing a geographic information system, providing data entry means for entering the information, providing controlled access to the bidding process, providing controlled access to the information, accessing the network, editing the information, and updating the information.

In accordance with another aspect of the present invention, a network- enabled real property project management system includes a global computer network, real property project management information, the information being accessed from one source, the information being collected from at least one of the following group comprising construction site, real estate management site, environmental compliance site, environmental investigation and remediation site, and natural resource management site, means for allowing project participants from separate organizations access to the information, means for conducting a competitive bidding process, the competitive bidding process consisting of one of the group consisting of open and closed, the competitive bidding process comprising at least one of the group comprising reverse, forward, and Dutch, which includes viewing means, using a computer, for viewing information associated with a site, transmitting means, using a computer, for transmitting a bid amount to obtain permission to perform a job associated with the site, and receiving means for receiving an acceptance of the bid, data storage means, a geographic information system, data entry means for entering the information, means for providing controlled access to the bidding process, means for providing controlled access to the information, means for accessing the network, editing means for editing the information, and archiving means for archiving the information.

In accordance with another aspect of the current invention, the method includes utilizing a wide-area computer network. One advantage of the present invention is that a competitive bidding process can be conducted via a global computer network, using the centrally stored information.

Another advantage of the present invention is that numerous projects can be tied together via the computer network.

Another advantage of the present invention is that the information regarding the projects is easily manageable.

Still another advantage of the present invention is that any project participant can access the data, given the appropriate permission. Another advantage of the present invention is that all of the data and other information can be stored in one virtual location, which allows quick and easy retrieval and manipulation.

Still other benefits and advantages of the invention will become apparent to those skilled in the art to which it pertains upon a reading and understanding of the following detailed specification. III. Definitions

Auction - Any competitive bidding process directed toward an item or service. This definition includes, but is not limited to, open, sealed, forward, reverse, and Dutch auctions, including multiple-item auctions. Closed Bidding - existing bids cannot be viewed by other bidders.

Information - This term is intended to have as broad a definition as possible. The information may include any data collected, or data related to the data collected, from a particular site. It may also include project plans, both graphical and verbal.

One Source - This term is also intended to encompass as broad a definition as possible under the inventive system. For example, a server farm would still be considered "one source" under this definition. As long as the collective pieces are related or com ected, they will be considered "one source" for this patent application.

Open Bidding - existing bids can be viewed by other bidders.

Organization - an administrative and functional structure (as a business or a governmental entity); also the personnel of such a structure. For example, the contractor and site owner would be separate organizations in this patent application. For purposes of this application an individual can be considered an organization (i.e. a sole practitioner attorney, etc.)

Project participant - any person or entity that is working on, with, or in relation to the project. This may include the site owner, employees, contractors, subcontractors, regulators, attorneys, site managers, etc.

Real Property Project Management - Relating to tasks involved with coordinating and implementing work to be done on a site which relates to the physical condition of the property. Such work may include, but is not limited to, construction, environmental testing and engineering, and consulting services for such projects. IV. Brief Description of the Drawings

The invention may take physical form in certain parts and arrangement of parts, one embodiment of which will be described in detail in this specification and illustrated in the accompanying drawings which form a part hereof and herein:

FIGURE 1 is an example of a login screen for the inventive system;

FIGURE 2 is an example of an account selection screen for the inventive system;

FIGURE 3 is an example of a site index screen for the inventive system; FIGURE 4 is an example of a screen for entering data regarding a new site;

FIGURE 5 is an example of a screen for editing the content of an existing site;

FIGURE 6 is an example of a site information screen;

FIGURE 7 is an example of a message board; FIGURE 8 is an example of an account use management screen;

FIGURE 9 is an example of a sample point-editing screen;

FIGURE 10 is an example of a screen for selecting well information; and,

FIGURE 11 is an example of a screen for editing the well information. V. Description Of The Preferred Embodiment

The following description is merely one embodiment of the invention, and is not intended to limit the invention in any manner. The software allows quick access to all geographic and project specific information. Geographic information, accessible through GIS components, may include such things as site maps, engineering drawings, topographic maps, sample points, etc. Project management information is managed through interactive message boards and scheduling calendars, which record communications relative to the project and show construction, inspection, compliance and reporting deadlines relative to the project. Other project data includes analytical results, prepared reports, expense and revenue spreadsheets, etc., and is stored using database tools and electronic filing cabinets. The process starts with an account, which can have any number of physical sites. The physical sites may include, but are not limited to, property/real estate, construction sites, environmental compliance sites (i.e. sites that require environmental permits or licenses to comply with regulations), environmental investigation and remediation sites, natural resource management sites (i.e. oil wells, water wells, mines, forestry, etc.) This list is intended for illustrative purposes only, and is not intended to limit the invention in any manner.

The operation, management, and construction of the particular sites are well known in the art and, for the sake of brevity, will not be further described herein. Also, the collection of data, and the operation of GIS software is well known in the art and will not be further described herein. The data is collected and entered into the inventive system in any known manner, as long as chosen using sound engineering j udgment. Example 1

In the present embodiment the network component is the Internet (i.e. global computer network).

The first user interface of the present invention is a log-on screen that requires a user name as well as a password. Once the user enters the correct information they are taken to the Account Selection page, wherein the list of possible accounts for that user are listed. The user selects the desired account from the list and clicks the "Select" button. The user is then taken to the Site Index, which lists all the possible sites that are owned or operated by a particular account. A site is chosen from the list and the invention brings up the data for that particular site. Some of the possible tools available, once a site has been selected, include, but are not limited to, an atlas, topographical maps, engineering drawings, risk assessment calculator, administration, message boards, file cabinets, calendars, site data entry, etc.

If the user chooses to create a new site, the correct choice is made and then a blank form appears. The user fills in the relevant data for the creation of that site and the system creates a new entry for that site. If the user desires to edit or view an existing site, they simply choose that particular site from the list and the relevant data appears. Relevant data that has been collected or entered for that particular site is stored on the system. The information can be collected in any known manner. Some data is collected amiually, some monthly, while some is collected continually. All of this data is collected and entered into the system and collected to allow effective project management.

The system allows the user to click on whatever type of information that is desired. For example, an oil company that wants to view a boring log for a gas station can open up their account, bring up a map of the U.S., zoom into the site they wish to view and all the relevant information will be available. The user may then click on the boring location on a site map and retrieve the related boring log.

In another section of the system, a message board allows all authorized users to post messages or questions regarding the site. The operation of the message board is well known in the art, and will not be further described herein. Along with the message board is an accessible calendar that the users can utilize to mark upcoming deadlines. The account administrator can grant differing levels of access to users of the system.

The previous Example 1 is intended only to illustrate one embodiment of the invention and is not intended to limit the invention in any manner. The actual operation of the computer software is well within the knowledge of one ordinarily skilled in the art of software programming.

The present invention is accessible via a computer network. This access to the computer network allows users all over the world to simultaneously and instantaneously access the relevant site information. For example, the entire project management can take place from a laptop computer in a hotel room. On the inventive system, the user can access all of the relevant information regarding any site, including deadlines and upcoming tests, meetings, constructions, etc., monitor any questions or comments, view maps of the site and the surrounding area, print out and organize the information, all via a computer network.

All of the relevant site information, in the above-listed Example, is linked to a web-centric platform so that the user and/or his subcontractors can perform project management accessing the inventive system using a web browser. Posting of information, as well as access to posted information, can be restricted to authorized personnel determined and controlled by the administrator. The site information will be structured in an individual site database to provide multiple security levels for certain types of data. The information can be transferred from the inventive system to the user's system, so that the user can view the information off-line. Again, the storage of electronic information is well known in the art and will not be further described.

When the user wishes to proceed to the procurement or bidding process, they can select "Auction." It is to be understood, however, that the bidding process does not necessarily have to be part of the same software package as the project management. The bidding process will be conducted using the information from the network-enabled real property project management. The bidding process can be available to anyone on the system or participation can be limited. The participation can be limited by invitation or it can be limited by the owner creating certain criteria that must be met for bidding. The bidding process can be either open or closed. The type of auction can include, but is not limited to, forward, reverse, and Dutch auctions. The operation and function of the different types of auctions is well known in the art and will not be further described herein.

Once the bidding process has begun, the inventive system allows for the use of alternative bidding. Alternative bidding occurs when a bidder submits a bid that is lower than expected because of an alternative process or method that is being used that significantly lowers the cost. With the inventive system, the owner can place the alternative process on the inventive system's message board to allow all of the bidders to bid using the alternative process. Under the current system, the owner would have to send all the bidders a copy of the alternative process, then more likely, would have to start the bidding process over again. With the inventive system, the alternative process can be quickly and simultaneously shared with all the bidders, who can then alter their bids accordingly.

Once the bidding process is completed, a decision needs to be made as to which bidder is going to be awarded the contract. One way of deciding the winner is merely to choose the lowest bid (in a reverse auction), or the highest bid in other auctions. In one embodiment of this invention, however, a qualifying matrix is used to aid in the decision-making process. The qualifying matrix is a set of calculations, or weighting factors, determined by the owner so that he receives the most qualified bidder. These factors can be any factors desired by the owner, such as security levels, years of experience, particular expertise in a field, etc. Any factors can be used, as long as chosen using sound engineering judgment. The calculation of the factors, the manner in which the factors are weighted, and the use of the factors in the final determination are all well known in the art and will be not further described herein. The present invention has been described using both GIS software and a global computer network. However, these are merely particular embodiments of the invention and are not intended to limit the invention in any manner. As stated above, any network can be used as long as chosen using sound engineering judgment. Also, any tool that allows the user to view and/or manipulate the information in a textual or pictorial format may be used, as long as chosen using sound engineering judgment. The invention has been described with reference to preferred embodiment. Obviously, modifications and alterations will occur to others upon a reading and understanding of this specification. It is intended to include all such modifications and alternations in so far as they come within the scope of the appended claims or the equivalence thereof.

Having thus described the invention, it is now claimed:

Claims

WHAT IS CLAIMED IS:

1. A method for real property project management, the method is characterized by the steps of: utilizing a computer network; providing real property project management information, the information being accessed from one source; allowing access to the information; and, providing means for conducting a competitive bidding process.

2. The method of claim 1 , wherein the method is further characterized by the step of: providing controlled access to the bidding process.

3. The method of claim 2, wherein providing means for conducting a competitive bidding process characterized by the steps of: viewing, using a computer, information associated with a site; transmitting, using a computer, a bid amount to obtain permission to perform a job associated with the site; and, receiving an acceptance of the bid.

4. The method of claim 3, wherein providing means for conducting a competitive bidding process characterized by the step of: _. providing means for conducting a closed, competitive bidding process.

5. The method of claim 3, wherein providing means for conducting a competitive bidding process characterized by the step of: providing means for conducting an open, competitive bidding process.

6. The method of claim 3 , wherein providing means for conducting a competitive bidding process characterized by the step of: providing means for conducting a reverse auction.

7. The method of claim 3, wherein providing means for conducting a competitive bidding process characterized by the step of: providing means for conducting a forward auction.

8. The method of claim 3, wherein providing means for conducting a competitive bidding process characterized by the step of: providing means for conducting a Dutch auction.

9. The method of claim 6, wherein the providing means for conducting a reverse auction characterized by the steps of: providing means for comparing multiple bids; providing means for choosing the lowest of the multiple bids; and, providing means for notifying the lowest bidder of the acceptance of the bid.

10. The method of claim 3, wherein the method is further characterized by the steps of: providing means for alternative bidding.

11. The method of claim 3, wherein the method is further characterized by the step of: applying weighting factors to acceptance process.

12. The method of claim 3, wherein the method is further characterized by the steps of: providing data storage means; providing a geographic information system; and, providing data entry means for entering the information.

13. The method of claim 12, wherein utilizing a computer network is further characterized by the step of: utilizing a wide-area computer network.

14. The method of claim 13, wherein utilizing a computer network is further characterized by step of: utilizing a global computer network.

15. A real property project management system, the system characterized by: a computer network; real property project management information; means for accessing the information; and, means for conducting a competitive bidding process.

16. The system of claim 15, wherein the system is further characterized by: means for controlling access to the bidding process.

17. The system of claim 16, wherein the means for conducting a competitive bidding process characterized by: viewing means for viewing the information; transmitting means for transmitting a bid amount to obtain permission to perform a job associated with a site; and, receiving means for receiving an acceptance of the bid.

18. The method of claim 17, wherein means for conducting a competitive bidding process characterized by: means for conducting a closed, competitive bidding process.

19. The method of claim 17, wherein means for conducting a competitive bidding process characterized by: means for conducting an open, competitive bidding process.

20. The method of claim 17, wherein means for conducting a competitive bidding process characterized by: means for conducting a reverse auction.

21. The method of claim 17, wherein means for conducting a competitive bidding process characterized by: means for conducting a forward auction.

22. The method of claim 17, wherein means for conducting a competitive bidding process characterized by: means for conducting a Dutch auction.

23. The system of claim 20, wherein the system is further characterized by: means for comparing multiple bids; means for choosing the lowest of the multiple bids; and, means for notifying the lowest bidder of acceptance of the bid.

24. The system of claim 17, wherein the system characterized by: means for alternative bidding.

25. The system of claim 17, wherein the system is further characterized by weighting factors; and, means for applying the weighting factors.

26. The system of claim 17, wherein the system is further characterized by: a geographic information system; means for accessing the network; and, means for providing controlled access to the information.

27. The system of claim 26, wherein the computer network is a wide-area computer network.

28. The system of claim 27, wherein the computer network is a global computer network.

29. A method for network-enabled real property project management, the method characterized by the steps of: utilizing a global computer network; providing real property project management information, the information being accessed from one source, the information being collected from at least one of the following group comprising construction site, real estate management site, environmental compliance site, environmental investigation and remediation site, and natural resource management site; allowing project participants from separate organizations access to the information; providing means for conducting a competitive bidding process, the competitive bidding process consisting of one of the group consisting of open and closed, the competitive bidding process characterized by at least one of the group characterized by reverse, forward, and Dutch, the competitive bidding process characterized by the steps of: viewing, using a computer, information associated with a site; transmitting, using a computer, a bid amount to obtain permission to perform a job associated with the site; and, receiving an acceptance of the bid; providing data storage means; providing a geographic information system; providing data entry means for entering the information; providing controlled access to the bidding process; providing controlled access to the information; accessing the network; editing the information; and, updating the information.

30. A network-enabled real property project management system, the system characterized by: a global computer network; real property project management information, the information being accessed from one source, the information being collected from at least one of the following group characterized by a construction site, real estate management site, environmental compliance site, environmental investigation and remediation site, and natural resource management site; means for allowing project participants from separate organizations access to the information; means for conducting a competitive bidding process, the competitive bidding process consisting of one of the group consisting of open and closed, the competitive bidding process characterized by at least one of the group characterized by reverse, forward, and Dutch, the competitive bidding process characterized by the steps of: viewing means, using a computer, for viewing information associated with a site; transmitting means, using a computer, for transmitting a bid amount to obtain permission to perform a job associated with the site; and, receiving means for receiving an acceptance of the bid; data storage means; a geographic information system; data entry means for entering the information; means for providing controlled access to the bidding process; means for providing controlled access to the information; means for accessing the network; editing means for editing the information; and, archiving means for archiving the information.

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