Chapter 01 - Overview of Building Delivery Process Flashcards
Project Delivery Phases
Predesign Phase Design Phase Preconstruction Phase Construction Phase Postconstruction Phase
Predesign Phase
aka Planning Phase
Project is defined in terms of function, purpose, scope, size and economics
Predesign Tasks
Building Program Definition - activities functions and spaces required in the building, along with their approximate size and relationships with each other
Economic Feasibility Assessment - budget and financing
Site Assessment & Selection
Governmental Constraints Assessment
Design Team Selection
Design Phase
- Begins with the selection of lead designer (typically the architect)
Schematic Design Stage
Design Development Stage
Construction Documents Stage
1st Design Phase - Schematic Design
Emphasis on Design (creative, conceptual, and innovative aspects of the design)
- Gives graphic shape to owner’s program: Some elevations, plans, and sketches accompanied by models and computer generated walkthrough/imagery is produced
- limited consultant involvement
- Rough estimate of project’s probable cost is produced
2nd Design Phase - Design Development
Emphasis on Decision Making
- Consultant involvement to make decisions on exterior envelope, MEPF, structure, etc
- Vast majority of decisions are made pertaining to products, equipment, and materials
- More detailed spec and drawings generated
- GC may be brought on board to provide input about cost and construtability
3rd Design Phase - Construction Doccuments
Emphasis on Documentation
- Prepare all docs required for construction; construction drawings and specifications
- Construction Drawings show the ‘what’ and ‘where’ of how a building is built to allow for the contractor to execute the ‘how’ and ‘when’
- Specifications are the written technical description of the design. When assembled with all consultant, this may be referred to as the project manual.
CSI Masterformat
Construction Specifications Institute (CSI)
- Consists of 50 divisions; generally nubered by sequence of work
- Level 1 digits ( similar to chapters): 00 thru 49 - identify the broadest collection of related products and assemblies
- Level 2 digits (similar to section): further classify products and assemblies
- Level 3 digits (similar to subsections) - even further classifies products and assemblies
Preconstruction Phase
aka Bid negotiation phase
- Begins after the construction documents are complete and culminates in the selection of the construction teamm
Preconstrcution Phase - Selecting a Contractor
Several methods used, the four most common:
- Competitive bid method
- Invitation bid method
- Negotiated contract method
- Multiple prime contractor method
Preconstrcution Phase - Competitive bid method
- Used on most public projects
- qualified contractors (via experience and financial standing) are invited to bid (via ads, trade publications, newspapers, etc) on projects based on biding documents
Preconstrcution Phase - Invitational bid method
- Similar to competitive bid, but used for private projects
Preconstrcution Phase - Negotiated contract method
- Selecting a contractor without a bid process
- A major advantage of this method is that a contractor can be brought on board during the predesign or design phase and offer preconstruction services
- Most popular contract method for private work
Preconstrcution Phase - Multiple-prime contracts method
aka fast track project delivery
- a variation of the negotiated contract where a project is divides into multiple sequential phases and each phase is awarded to a different prime contractor
Surety Bonds
Surety bonds ensures that should a contractor fail to fulfill contractual obligations, there will be a financially sound party - the surety (aka the guarantor, aka the bonding company) - available to take over those unfulfilled obligations
Types of bonds: Bid, Performance and Payment
Bid Bond aka bid security bond - This bond is required when a bidder submits their bid and insures against frivolous bidders. It insures if selected, a contractor will be able to enter into a contract. If the bidder refuses to enter into the contract, a penalty (usually 5%) is paid to the owner
Performance Bond - Ensures, after the award of contract, that if a contractor cannot complete the contract that a surety will be able to. GCs will in turn require the same for major subcontractors.
Payment Bond aka labor and materials bond - ensures payment by subs and vendors will be paid by GC. Otherwise an owner could be held liable for non payment even if they have paid the GC
Pros and Cons of Bonds
Pros:
Eliminate financial risk
Cons:
Adds to bid price
Construction Phase
Commences once GC has been selected and the contract awarded. Construction documents are now contract documents, as they tie the owner and the contractor togeather
Construction Phase - Observation of Construction
- Architect provides ‘field observation’ which is periodic and ensures contractor is following contract docs
- Contractor is responsible for daily supervision and execution
Construction Phase - Observation of Construction - ‘Failure to Detect’
Although a GC is fully liable for any error in construction, regardless if it was missed by their architect in their observations, the architect can be held liable for not providing timely notification of work not conforming to the contract documents.
Construction Phase - Inspection of Work
AOR transforms from observer to inspector generally twice in a project: at substantial completion and final completion
Summary of Architect’s Typical Functions as Construction Contract Administrator
Observe Construction
Inform owner of progress of work
Guards owner against defects and deficiencies
Review and approve submittals
Prepare change orders, if required
Review correspondence between owner and contractor
Prepare certificates of payment
make substantial completion inspection
make final completion inspection
review close out doc submissions
make a judicious interpretation of the contract between owner and contractor
Postconstruction Phase
aka Project Closeout
- Commences once contractor requests a substantial completion inspection and passes AOR’s inspection
- AOR generates a punchlist of incomplete corrective portions of the work
- Before obtaining a substantial completion, the contractor typically obtains a ‘certificate of occupancy’ form the authority having jurisdiction (usually the city where the permit was filed). The CofO confirms that all appropriate inspections and approvals have taken place and the contractor has demobilized and the owner can occupy the building without obligations to any authority
Certificate of Final Completion
Contractor completes the close out process and requests a final inspection from the architect. If the inspection passes the AOR issues a ‘certificate of final completion’ and the contractor is entitled to final payment.
The certificate transfers all liability of the site to the owner
