KHS&S Contractors

KHS&S Contractors: Specialty Contractor Fulfills Clients’ Project Visions

Written by Leslie Blaize Produced by Stephen Marino

KHS&S, one of the nation’s largest interior/exterior contractors, operates out of six offices in Florida, Texas, and New Jersey.

KHS&S, an industry leader in wall and ceiling construction, adds an imaginative dimension to its projects. The company, founded in 1984, continues to grow and stay competitive by using digital modeling, virtual project delivery, prefabrication, and Lean construction.

Erik Santiago, the firm’s third president, started at the firm as an intern seeking hands-on experience in the construction industry. Now, he works with 14 other shareholders to direct the private, non-family-owned specialty contractor.

The nationally recognized company believes in looking ahead and embracing technology. A variety of services are provided by the in-house design studio, which specializes in digital modeling, design, and prefabrication. The company helps end users achieve their design intent within their budget. Projects range from major theme parks to hospitals, casinos, and other facilities.

The craftsmen at KHS&S create a wide variety of finishes. They may resemble rocks, a piece of marble or granite, or even a tree. The specialty interior and exterior contractor is an international leader in themed construction.

KHS&S earns an annual revenue of $125 million with an expected annual increase of five percent. The workforce ranges from 1,000 to 1,300 field and office professionals who work out of offices in Atlantic City, New Jersey; Austin and Dallas, Texas; and Fort Lauderdale, Orlando, and Tampa, Florida.

Referrals Drive Growth

The firm works throughout the East Coast and Texas but will provide services in other areas, such as the Caribbean. “We don’t chase projects in other areas. They are brought to us because of a relationship with a client,” says Santiago.

He notes that in business, “Relationships are key. You always want to work with people who have aligned goals and work values, and you also enjoy working with them.”

Most of the specialty contractor’s work is repeat business. The company has provided services for some clients for more than two decades. “We understand our clients’ expectations, so everybody’s usually on the same page,” Santiago adds.

KHS&S focuses on strategic growth. “We’re always open to something new that could enhance

our capabilities,” he says.

Company Offers Superior Services

As a nationally known contractor, KHS&S provides services that differentiate the firm and provide exceptional value. They include the following:

1. Design-Assist: Offers guidance early in the project, even before drawings are developed.

2. Lean Culture: Concentrates on Lean best practices and eliminates waste to create value for its customers.

3. Unusual Services: Customers turn to the company to provide services that others can’t because of the complexity, size of the job, or its geographic location.

Identify Project Challenges

Santiago emphasizes the importance of communication throughout a project, from the manufacturer to the suppliers, owner, and other subcontractors. All partners should understand the challenges and help identify the constraints so they can be mitigated as much as possible.

“We’re constantly stressing

communication,” he emphasizes. “If you’re not communicating, you’re not going to meet the schedule. Most mistakes happen because there was a communication gap.”

Like others in the construction industry, KHS&S must deal with supply chain issues. When this challenge occurs, his team may find a material substitute that is more readily available. If timing becomes an issue, teams work with their trade partners to develop solutions that deliver equal or higher quality within the project schedule.

Dealing with supply shortages is

Erik Santiago

always a challenge. But now, it’s a common occurrence. “Everybody’s adapting to it,” Santiago says.

Focus on Safety

KHS&S builds safety issues into the daily planning. The firm developed a comprehensive safety plan, and regional designated safety individuals make sure everyone follows safety practices. At daily huddles, teams talk about potential hazards. Employees receive proper training. When workers use specific tools, the company wants them to understand the tool’s safety hazards. Daily inspections also are

conducted to minimize problems.

“We’re always looking for the safest way to build,” Santiago says. “If the job site’s safe, employees feel confident, which leads to higher employee satisfaction and productivity.”

KHS&S Projects

Baha Bay Nassau, Bahamas

Nestled between the azure Caribbean waters and the swaying palms of the exclusive Baha Mar Resort in the Bahamas is a winding outdoor waterpark offering fun for all ages. During the first

phase of the resort’s amenities expansion, KHS&S was engaged to complete rockwork on an elaborate beachside fountain.

In phase two, the fountain became the marque to draw guests to the waterpark. The main attractions are a wave pool, a kids’ area with slides, and the Torrent River, a speedier version of the traditional lazy river. A rock bridge spanning the river features a blow hole spraying water and entertaining guests. Setting the standards in themed finishes, KHS&S’s work scope included decorative rockwork, stucco, plaster, stain, and paint for the elaborate $300M waterpark.

VelociCoaster at Universal Orlando Resort - Orlando, Florida

As guests enter the grounds and queuing areas of the VelociCoaster, the newest roller coaster at Universal Orlando, they are absorbed into a world of carnivorous velociraptors. Riders climb aboard for a high-speed journey themed to the Jurassic World film series dodging several close calls with raptors along the way. Hitting 70 mph and experiencing a 360-degree barrel roll in a zero-gravity inverted stall is sure to impress thrill seekers. To immerse guests into a world of dinosaurs, KHS&S craftsman

worked closely with the architect and Universal Creative to fulfill their vision of transforming the 11 queuing areas, launch station, and grounds to create the feel of a large bunker to withstand the wrath of dinosaurs. The three major KHS&S work scopes included custom metal fabrications, custom metal ceilings, and themed plastering. To ensure quality control, a specific supervisor for each specialty scope was on site for the project’s duration.

AdventHealth Tampa: The Taneja Center for Surgery Tampa, Florida

This six-story patient tower is the largest surgical expansion for AdventHealth Tampa (formerly Florida Hospital). It includes 300,000 square feet and features 24 surgical suites and more than 100 private patient rooms.

The project also includes a new main entrance, a two-story atrium and lobby, patient registration and pre-admission testing areas, a kids’ play area, deli, retail spaces, gift shop, an auditorium, and chapel. The general contractor was

Robins & Morton.

SkyCenter at Tampa International Airport - Tampa, Florida

Part of a major phased $66 million expansion at Tampa International Airport, SkyCenter is a mixed-use development. It includes SkyCenter One, a nine-story, 270,000-squarefoot Class A office building, and an atrium. An elevated pedestrian walkway leads to a train station with direct access to the airport terminal and car rental center. The building’s rooftop terrace offers a spectacular 360-degree view of Tampa Bay.

KHS&S’s scope of work included wall layout, metal framing, insulation, drywall and finishing for SkyCenter One, the elevated connector and atrium. Materials were measured and calculated for each office floor to accurately schedule manpower and guarantee on-time material delivery. KHS&S project leaders collaborated to create an accurate timeline, visualizing the order and dependencies of tasks and any possible overlaps that could cause delays.

“

“I want to make sure I’m positive so others are positive and they’re confident that we can accomplish our goals.” — President Erik Santiago

Tampa | Atlanta | Savannah | Columbus | Birmingham | Little Rock

Building Strong Relationships

The best way to build successful relationships with subcontractors and suppliers is to pay them in a timely manner. “We treat our partners with respect and emphasize communication,” Santiago says.

From the start, KHS&S brings partners into the planning process. The company discusses equipment and materials that will be needed. If partners face constraints, the company helps them solve their problems, such as space or deposit requirements.

If partners are successful, then KHS&S also will be successful and complete jobs on time.

Community Support

KHS&S also believes in forging strong community relationships through participation in events and supporting local causes. Activities have ranged from beach cleanups to donations to fundraising events and involvement in Habitat for Humanity. The company also sponsors students who are invited to compete in national events.

Recruiting at Many Levels

KHS&S promotes the value of a

career in the construction industry through a variety of approaches. Internally, new craftsmen participate in an apprenticeship program to learn about the firm’s specialized services. Through a rotating schedule, apprentices are exposed to the company’s service offerings. They forge relationships with different workers as part of this process.

In addition, the company sponsors a local technology student association. Members compete in national competitions in architectural and engineering design, CAD architecture, and CAD engineering, all areas relevant

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to KHS&S’s service offerings.

At the high school level, the company sponsors a multi-year program. Employees head to the classroom and teach students the fundamentals of commercial construction. In cooperation with a public magnet school, students help model KHS&S projects at the company’s offices.

Santiago says he wants high school students to understand that the construction industry offers much more than digging ditches or building a house. “We want to make sure they have a different take on what this industry is all about,” he says.

When a company estimator and designer presented to students, they initially weren’t that interested. But once the youngsters learned about the kinds of projects KHS&S creates, their interest perked up.

“They discovered that what we do is much more exciting than drawing plans for a small square house,” says Santiago.

As students look to the future, Santiago wants them to know there are many pathways to success. Santiago, a college graduate, realizes that college isn’t the best option for everyone. He invites one of the firm’s

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superintendents, who doesn’t have a college degree, to talk with the students. They learn he has a nice house, an amazing truck and the respect of his coworkers.

“They may say to themselves, this guy didn’t go to college, and he’s doing very well for himself,” he adds.

Culture Promotes Longevity

One measure of a company’s success is the tenure of its employees. At KHS&S, workers have been with the firm for decades. Santiago has worked there for 28 years, and some superintendents have logged 30, 32, and 35 years. Many other project managers have served for more than ten years.

“We promote from within, and there is potential for ownership for employees in key management roles,” Santiago reports.

KHS&S believes in rewarding individuals who contribute to the firm’s success. The company also tries to be flexible if special needs arise.

Another strong incentive for working at the company is its strong safety record and culture. It helps attract and retain employees who want to work

in a safe environment.

The Lure of the Construction Industry

Santiago enjoys developing relationships with people with entirely different backgrounds. “I enjoy the diversity of people in the industry. Each project and building are a little different.”

Because of the changing nature of the construction industry, Santiago is constantly learning and looking for new ways to accomplish a goal. “It’s very challenging, and I enjoy that immensely.”

He frequently visits offices and

clients. “I make it a point to get in front of our customers, whether we have a job with them or not,” he says.

Mentors Paved the Way for Growth

As president, Santiago works hard to mentor others in the same way he was mentored. “I’ve been working around a lot of great people, and I’ve been able to pull a lot of good traits from each one of them,” he notes.

Santiago’s two most significant influences in his career were CEO/ Chairman Michael Cannon, who hired him, and Tom Gibbons, a

now-retired senior vice president. Santiago learned about operations from Cannon and best communication practices from Gibbons.

Now Santiago focuses on helping others. He enjoys his coworkers and typically has lunch with them. He’s motivated by the success of the employees he’s mentoring.

He also enjoys interacting with younger people in the office. “They teach me a lot of stuff, and hopefully, I’m teaching them something,” he says.

As the president, Santiago replicates the open-door policy

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he enjoyed with his mentors. “I try to be approachable,” he says. “That’s the only way you can solve a problem. If you’re not approachable, you’re chasing the problem instead of getting ahead of it.”

“Most of the things you thought were important aren’t as important as you thought they were,” he says. “That’s especially true when you’re younger.”

Now, the KHS&S president says he’s not as structured as he used to be in his younger years. “Having children will teach you patience,” he adds.

After working nearly three decades in the construction business, Santiago has learned to deal with setbacks. “You’ll get through the difficult times, and it’ll be good on the other side,” he says.

COMPANY INFORMATION

He adds, “I want to make sure I’m positive so others are positive and they’re confident that we can accomplish our goals.”

Lessons Learned

During his years in the construction industry, Santiago has learned to relax and put issues in perspective.

Company Name: KHS&S Contractors Country: USA Industry: Construction Est: 1984

Premier Services: Wall and Ceiling Contractor

President: Erik Santiago CEO: Michael Cannon Website: www.khss.com