Construction Documents & Services Flashcards
Contingency Allowance
Included in a construction cost estimate. Initially, 5% of the total construction cost (including equipment and furnishings) that is added to the total construction budget to cover unforeseen costs such as alterations due to unavoidable site conditions. It is not intended to cover increases in the scope of a project. The percentage may be higher for renovation projects.
Liquidated Damages
A sum established in the contract for construction, usually a fixed daily amount, to be paid by the contractor to the owner as a measure of damages for the contractor’s failure to complete the work within the time stipulated in the contract documents.
A provision in the contract for construction called a Bonus Clause will allow the contractor to receive additional payment as a reward for completing the work prior to the stipulated date.
O.S.H.A.
Occupational Safety and Health Administration. Enacted in 1970, this federal agency was created in the interest of public safety and is charged with the responsibility of protecting workers from job-site hazards. As an employer, the contractor must maintain construction site safety and adhere to the standards set by the agency. For legal liability reasons it is not the architect’s responsibility to review site safety.
Define Model Building Codes and name those commonly used in the United States.
A non-regional reference guide for construction requirements, compiled by experts and often adopted as local building codes. The model codes used in the U.S. are:
- IBC - International Building Code, by the International Code Council (ICC). A collaboration by existing model-code organizations to provide a single comprehensive model code.
- UBC - Uniform Building Code, by the International Conference of Building Officials (ICBO). Used in the western and central U.S.
- BOCA - National Building Code - Building Officials and Code Administrators International. Used in the northeastern U.S.
- Standard Building Code - Southern Building Code Congress International (SBCCI). Used in the southwestern U.S.
- CABO National Building Code - Council of American Building Officials by the American National Standards Institute (ANSI).
What is the typical sequence of construction drawings?
- Title Sheet
- Site and Landscape Information
- Architectural
- Structural
- Mechanical
- Plumbing
- Electrical
The construction drawings are an organized presentation of the project. They are a graphic representation of the work to be done and generally contain site and building plans, elevations, sections, details, and schedules. The sequence of the drawings is based on the general sequence of constructions.
Name a significant concern when specifying thermal glass for a southern exposure?
Protection against thermal stresses resulting from the temperature differential between areas of direct sun exposure and shaded areas.
How can AIA Document A201-2007 be adapted to the specific requirements of a construction project?
This can be achieved through the use of special or supplementary conditions. The General Conditions of the Contract for Construction is a commonly used and understood contract between an owner and a contractor for a conventional design-bid-build project delivery. Substitution of individual provisions should be done only with expert legal advice. However, in order to tailor the contract to a particular project, conditions may be added.
Aside from the direct cost of construction, what factors are included in the project budget?
This is the sum, established by the owner, that is available for the entire project. Included in this budget is the cost for: land, demolition work, landscaping, furniture, equipment, financing, taxes, insurance, professional services such as architect’s or legal compensation, and contingency allowances for unforeseen expenses.
Application for Payment
These itemized requests for payment are made by the contractor and submitted to the architect at specific intervals during a project. These periodic payments by the owner are called progress payments and are for the completed portion of the work including materials and equipment stored on and off site if approved by the owner. They are to be submitted at least 10 days prior to the date established by the schedule of values.
Prior to payment the architect reviews the contractor’s request, and if approved, issues a certificate of payment to the owner.
An architect is looking for the best assembly to solve an unconventional requirement presented by the owner, which specification type will benefit the architect most?
(A) Cash Allowance Specifications
(B) Closed Specifications
(C) Reference Standard Specifications
(D) Performance Specifications
(D) Performance Specifications
This type of open specifications describes an end result desired by the architect and does not stipulate trade names of components or processes. This specification type allows the contractor the flexibility to find a system that best meets the needs of the owner. For example, if the owner requires a roof structure to be retractable, the contractor may propose or develop a variety of assemblies upon which the structure can operate.
When is the use of mock-ups appropriate?
This is the process of modeling an object or building component to scale or full size, for the purpose of studying or clarifying construction details, aesthetics, scale, or testing performance. It is useful when an innovative detail is specified and the additional time and cost of preparing the model outweighs the potential cost of unforeseen problems.
With regard to the owner, what is the architect’s role in the bidding process?
During the construction documents phase, the architect is required to assist the owner int he preparation of the bidding documents and requirements. Other obligations of the architect include assisting the owner in:
- Compiling a list of prospective bidders or contractors.
- Obtaining competitive bids or negotiated proposals.
- Preparing and awarding contracts for construction.
- Evaluation of the successful bid proposal.
When is the owner within their rights to order a contractor to stop construction?
The owner, not the architect, may exercise this right by issuing a written order if the contractor fails to correct work, or persistently fails to carry out work that is in accordance with the requirements of the contract documents. (see AIA Document A201-2007)
When is the architect the final arbitrator?
In a construction project the architect is the final arbitrator with regard to only artistic effect.
The architect can be the initial decision-maker in disputes between an owner and a contractor. Although under the standard AIA documents the architect serves as the owner’s representative, the architect also serves as an impartial interpreter of the requirements of the contract documents. Because of this potential conflict of interest, the owner or contractor may choose another method of dispute resolution, such as a dispute-review board, mediation, arbitration or litigation.
A payment made by the owner to the contractor upon issuance of the Final Certificate for Payment is called what?
Final Payment
This payment signifies a confirmation of the owner’s acceptance of the project from the contractor.
Upon completion of the punch list items, the architect makes a final inspection. If the project is fully complete, according to the contract documents, the architect issues to the owner a Final Certificate for Payment. This represents that the requirements have been fulfilled and the contractor is entitled to final payment. This payment constitutes the balance due to the contractor after adjustments for change orders.
According to the AIA Document A201-2007 General Conditions, before final payment can be made, the contractor must submit several itmes to the architect such as an affidavit stating that the owner’s property is free of debts and liens and a certificate verifying that insurance will remain in force.
For which part of the Project Manual is the architect most directly responsible?
The specifications.
The architect along with the architect’s consultants are responsible for the preparation of the technical specifications for a project (standard divisions of the CSI Masterformat). While the architect is required to assist in the preparation of bid documents for example, much of the other documentation is prepared by the owner and owner’s representatives.
The Final Certificate of Payment may be issued after the contractor accomplishes what task?
Upon the contractor’s completion of the work outlined in the punch list, the architect may issue the final certificate of payment to the contractor.
The statement issued by the contractor, that describes the portions of the Contract Sum that are allocated to the various parts of the project, is called a:
(A) Critical Path Allotment
(B) Certificate of Itemization
(C) Task Breakdown
(D) Schedule of Values
(D) Schedule of Values
This schedule, furnished to the architect prior to the first application for payment, is used as the basis by which the architect reviews the contractor’s application, approves progress payments, and issues certificates for payment to the owner.
Name the most common method of determining land value.
The “market” approach.
The surrounding neighborhood is assessed to determine the sale price, per square foot or per acres, for lots of approximately the same size. Value adjustments are made for an unique feature a lot may have.
Upon completion and distribution, the copyright on an architect’s drawings belongs to:
(A) The owner
(B) The architect
(C) The contractor
(D) The local governing agency
(B) The architect
All drawings, specifications, and documents, including those in electronic form, that have been prepared by the architect will remain the copyrighted property of the architect. These documents are considered instruments of service. They may not be used for other projects, or additions to the project for which they were prepared, without the written permission of the owner and architect.
Define Project Delivery
The method of approach to a construction project. Each one has difference characteristics regarding the roles and responsibilities of the owner, architect and contractor. These methods form the basis for selection of the design team, contractors, types of contracts, and organization for the construction process from project inception to completed construction.
The most common approaches are: Design-Bid-Build Design-Build Construction Management CM-Advisor CM-Agent CM-Constructor (CMc)
Define the following terms:
- Closed Specifications
- Open Specifications
- Performance Specifications
- Cash Allowance Specifications
- Reference Standard Specifications
- Also called Prescriptive, Base Bid, or Proprietary Specifications, where specific products or processes are stipulated without provision or substitution.
- Often used for public projects to ensure competitive bidding, it allows the contractor to substitute products of equal quality and performance if approved by the architect.
- A type of Open Specification that sets criteria and defines the results required of the assembly, component, or device being specified.
- Establishes a dollar amount allocated for each item in the specification.
- A type of Performance Specification where items specified must meet certain requirements set by an accepted authority or test method such as (UL) Underwriter’s Laboratories, (ASTM) American Society for Testing and Materials or (ANSI) American National Standards Institute.
Define the general purpose of each of the following AIA Documents.
- A-Series
- B-Series
- C-Series
- D-Series
- E-Series
- G-Series
- Various forms of agreement between an owner and contractor.
- Various forms of agreement between an owner and an architect for professional services.
- Various forms of agreement between an architect and other professionals such as engineers and consultants.
- Architect-Industry documents, including calculation standards for area and volume for budgeting and cost estimating. Also included is a checklist for office-project planning and management for a broad range of projects.
- Digital Data Protocol Exhibit. This document must be attached as an exhibit to an existing document. It establishes the procedures the parties must follow regarding the transmission or exchange of digital data.
- Contract administration and project management documents for securing goods and services and administering and closing out project agreements.
Change Order
A written amendment to the construction contract, prepared by the architect, and signed by the owner, and contractor (and by the architect if it is required by the general conditions). It is an agreement to modify a portion of the work and defines its impact on the contract sum and the contract time.
This authorization is used to accommodate some unforeseen condition, during construction. For example, a particular stone cladding is no longer available and the owner has selected another type that may be a difference price or take longer to acquire.
The architect does have the authority to authorize minor changes in the work where there is no change in cost or construction time. (see AIA Document A201-2007)
Gratings are permitted in pedestrian circulation areas. However, the maximum size of an opening shall be no greater than __________ in one direction, and elongated openings must be oriented so that the long dimension is __________ to the dominant path of travel.
(A) 1/2” : parallel
(B) 3/4” : parallel
(C) 3/4” : perpendicular
(D) 1/2” : perpendicular
(D) 1/2” : perpendicular
According to model standards, such as ADA, openings in gratings located in accessible spaces must be 1/2” or less in one direction. And, elongated openings shall be placed so that the long dimension is perpendicular to the dominant path of travel. This size and orientation requirement is intended to minimize potential hazards to pedestrians and limit the possibility of a wheelchair becoming stuck in the grating.
Supplementary General Conditions
These are additional conditions, included in the project manual, that are used to modify the General Conditions of the Contract for Construction. This is done to accommodate any specific legal, climatic, or site conditions of a particular project (see AIA Document A201-2007).
During the bid phase, a bidder find two different details for the same connection. What is the correct course of action?
(A) Provide a bid price for the less expensive detail.
(B) Provide a contingency allowance.
(C) Notify the architect.
(D) Increase the bid to cover both options.
(C) Notify the architect
The discrepancy should be brought to the attention of the architect in writing. The architect should interpret the conflict and determine which detail is appropriate. Then, the architect should issue a written addendum to all bidders for clarification. This will allow the contractors to bid more accurately.
Special Conditions
Additional requirements to the Supplementary General Conditions of the Contract for Construction. These requirements are usually requested by government or local building agencies.
Addendum
A written or graphic notice issued by the architect, prior to the execution of the Contract for Construction, and distributed to the bidding parties during the bid phase. This notice is a modification, and through additions, deletions or corrections, it is intended to clarify some aspect of the bidding documents.
What is the main purpose of building codes?
While they do define minimum required standards and promote quality performance in the construction industry, the main purpose is to protect the health and safety of the public.
It is discovered that concrete test cylinders from a foundation pour have tested far below the expected results for the seven day strength test. What authority does the architect have?
The architect may NOT immediately order the removal of all suspect concrete. However, the architect, with the owner’s consent, may order testing on all foundation work by an independent testing laboratory. Assuming that sufficient concrete strength was specified by the architect and that the testing reveals insufficient concrete strength, the contractor is responsible for the cost of the tests as well as the correction of the work.
Which project phase usually requires the most amount of time?
Construction Documents Phase.
This phase takes the most time for two reasons. First, th final drawings must be accurate, specifying every detail necessary to build the project as designed. Because construction bids are based on these drawings, inconsistencies and lack of information can lead to costly alterations.
Second, the architect is also responsible to assist the owner in construction preparation by establishing bidding requirements and contract conditions, and by developing the contract forms. The development of these documents to the degree necessary to protect the architect from legal conflict makes CD’s the most time consuming phase of a project.
Of all the common participants in a typical construction project, to whom is an owner not legally bound?
The owner has not direct contractual with subcontractor or consultants.
The owner is legally bound to the contractor and the architect. Typically, subcontractors are under contract with the general contractor and consultants are under contract with the architect.
Under certain circumstances, an owner may occupy a project prior to substantial completion. To do so, the owner needs the consent of each of the following except:
(A) The architect
(B) The owner’s insurance company
(C) The local building authorities
(D) The contractor
(A) The architect
Although it is the architect who determines the point of substantial completion, an owner may occupy all or portion of an unfinished project for its intended use provided that:
- The owner has the consent of the insurance company that is providing property insurance.
- The owner has received a Certificate of Occupancy from the local building authorities.
The owner and contractor have agreed, in writing, to their responsibilities regarding payments, maintenance, heat, utilities, etc. as well as the one-year correction period and commencement of warranties.
Labor often comprises what percentage of the construction cost?
(A) 10 percent
(B) 25 percent
(C) 50 percent
(D) 75 percent
(C) 50 percent
Labor costs account for a substantial portion of the construction cost, often as much as 50% or more. Therefore, the architect should endeavor to minimize the amount of on-site labor. The use of repetitive elements or prefabricated components are two methods used to speed construction and reduce labor costs.
A contractor is preparing a bid proposal for a project and would like to substitute an alternative material known to be comparable in quality to the material specified by the architect. What must the contractor do?
The contractor must notify the architect (in writing, before the bids are due) with a request for approval for the proposed substitution. If the owner approves of the alternate material, the architect will issue an addendum to the specifications to the contractor as well as any other bidders, who may use the approved substitution in their bid proposals.
Contract Sum
As stated in the Owner-Contractor Agreement, this is the total amount payable by the owner to the contractor. It is the payment for the performance of the work done under the requirements of the contract documents.
What are the characteristics of mechanical, electrical and plumbing drawings?
The drawings and schedules prepared by these consultants contain information regarding the systems themselves, such as equipment dimensions and the sizes of ducts or pipes. They are diagrammatic as a rule and do not contain complete dimensional information relating the systems to the physical conditions. The exact location of many of these components may be determined in the field by the contractor. Therefore, to achieve the desired end result, it is imperative that the architect coordinate the work of the consultants with the architectural working drawings.
Define Unit Price
A contract or a bid amount, based on a definable measure such as the price per square foot of sheet rock or cubic yard of concrete. It is used on projects when it is difficult to determine the exact quantity of materials or equipment at the time of bidding and negotiation of the construction contract.
Unit Cost, however, is a method of construction-cost estimating done by the architect during programming and pre-design.
Errors and Omissions
A type of professional liability insurance. It is intended for the protection of the architect or other professional from liability arising from negligence or failure to meet the standards of care expected from a professional.
Name three options available to the architect when an owner requests a substantial reduction in the time allotted for the design phases of a project.
- Work the design overtime: This is costly and inefficient.
- Hire more design team members: This is also costly and will require time for the new team members to catch up.
- Reduce the number of hours spent on the project: This may jeopardize the quality of the project, and add to construction time and cost.
Retainage
A sum withheld from the progress payments to the contractor (usually 10 percent). These funds are placed into an interest earning escrow account by the owner. They are later paid to the contractor upon issuance of the final certificate for payment. It is a method of compensating the contractor for money earned but not yet made available for the contractors use (see AIA Document A503-2007).
Before the owner will release the final payment to the contractor, an affidavit of release of liens is required. This protects the owner, against liens or claims made by subcontractors or other third parties for money due to that party by the contractor.
Many renovation projects are an inconvenience to the occupants. How can the disruptions be minimized?
In order to maintain occupant comfort, occupied areas should be protected. Construction should be scheduled in phases where tasks are isolated. Contaminants such as dust and noise from demolition or fumes from painting and finishing can significantly reduce the Indoor Environmental Quality (IEQ) and should be contained. Return air ducts should be isolated and construction areas temporarily vented directly to the outside. Continual running of the HVAC system during the installation of the finishes and furnishings will speed the off-gassing process of new materials. The increased ventilation also reduces the absorption of contaminants by porous materials.
Operational Costs
The mechanical and maintenance costs associated with the performance of a building component or system. These costs can fluctuate seasonally, due to changes in interest rates, the type of management, or current fuel costs.
They are used in conjunction with the initial cost of various building components in determining the life-cycle cost.
Field Tests and Inspections
They are paid for by the contractor as required by the contract documents. They are arranged by the contractor so that the architect may be present for the procedures. Additional procedures not specified or required after the receipt of bids will be at the owner’s expense. With the owner’s approval, the architect will instruct the contractor to make the arrangements.
The efficiency of a new building is 80 percent. The gross square footage of the building is 120,000 square feet. What is the net square footage?
(A) 80,000 square feet
(B) 96,000 square feet
(C) 112,000 square feet
(D) 150,000 square feet
(B) 96,000 square feet
The net square footage of a building is found by multiplying the gross square footage by the efficiency ratio.
120,000 x .80 = 96,000
A revised contour line is represented on a topographic map by what type of line?
(A) A solid line
(B) A dashed line
(C) A centerline
(D) A break line
(A) A solid line
A solid line represents a new contour line whereas a dashed line represents an existing contour line.
Remember that contour lines are labeled with the elevation number on the high side of the contour line.
Substantial Completion
This is the date in the progress of the project when it is sufficiently complete, according to the contract documents, and the owner may occupy all or a portion of the project for its intended use.
Typically, this is the date used for the certificate of occupancy. It is established when the architect, contractor, and owner sign the Certificate of Substantial Completion (AIA Document G704-2000)
Warranties generally become active on this date, the final application for payment is processed, and the contractor is due the contract sum, less the value of the unfinished work. At final completion the contractor received the final payment.
Setback
An area restricted from construction. It is defined as a minimum distance between a building and a reference line such as a property line or water course and governed by local zoning ordinances or codes.
During a site visit an architect observes an unsafe condition in the execution of construction. What course of action should the architect take?
The architect should notify the contractor immediately and, if necessary, follow up by including the observation in a field report. It is the contractor’s responsibility to maintain site safety. Therefore, the architect should not make corrective suggestions or recommendations regarding construction means and techniques. In the event of an accident these recommendations could result in the architect’s exposure to liability.
According to the AIA General Conditions, what are the architect’s responsibilities regarding shop drawings?
They are responsible for the timely review and approval of shop drawings. Their approval verifies the shop drawing’s conformance with the design intent of the contract documents. Their review is not intended to determine the accuracy of dimensions, quantities or completeness of the information and does not constitute approval of any safety precautions or construction methods.
They may request that the contractor revise and resubmit the shop drawings. Record of these and other submittals should be maintained to avoid possible claims. (see AIA Document G712-1972)
Alternates
A request in the bidding documents that asks the contractor to provide the owner with options in the selection of materials, products, or systems for the work described in the contract documents. It may also indicate the addition or deletion of some portion of the project and is reflected in the variation in price from the base bid. For example, the contractor may be asked to provide a price for the option of using a slate tile roof compared to an asphalt shingle or a full basement compared to a crawl space. This offers the owner the flexibility to tailor the cost of the project by varying the quality or quantity of the work.
