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Practice Management > Delivery of Service > Flashcards

Delivery of Service Flashcards

1
Q

What does it indicate when a prospective client is using bidding as a method of selecting design professionals?

A

This means the client is very concerned with costs and may be likely to file a claim to save or recover money.

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2
Q

What must the architect do first before accepting the job?

A

Negotiate an agreement with the client that determines the scope of the work, fees required, and other aspects of the contract.

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3
Q

Should the architect accept work from the owner if the owner still has a contractual agreement with a former architect?

A

No, seeking to interfere with an existing contractual relationship is still often regarded as unethical and in some cases may also be illegal.

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4
Q

Should the project delivery method be confirmed before the architect’s agreement with the owner is made final?

A

Yes, because different delivery methods will demand different levels of design and detailing effort from the architect, and will determine the extent of the architect’s involvement in the project beyond the design phase.

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5
Q

What project delivery method is considered the traditional way?

A

Design-bid-build - in order to get the lowest cost.

There is considerable risk, though, that in the end the building will cost MORE than the lowest bid.

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6
Q

In terms of relationship between contractor, owner, and architect, what is the affect of bidding?

A

The contractor is in the role of adversary to the owner and architect.

Owner and architect want the highest quality building at the lowest cost.

Contractor wants to win the contract and still make a profit on construction.

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7
Q

What are two ways the contractor will try and make a profit?

A
  1. To achieve a low bid, a contractor will often underestimate the requirements of the project or base the bid on low-quality materials and labor, and then try to make up costs with change orders.
  2. They also may try and take advantage of discrepancies or ambiguities in the construction documentation to force change orders that could be considered errors or omissions and may be charged to the architect.
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8
Q

For a project scope, what is best advised for large and complex projects?

A

Construction manager who organizes multiple contracts, either with or without a fast-track schedule.

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9
Q

What can be implemented when there are many unknowns with the project?

A

Any of the project delivery methods may be employed using a cost-plus-fixed-fee price from the contractor, either with or without a guaranteed maximum price.

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10
Q

What project delivery method would be best for a low cost building?

A

Design-bid-build

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11
Q

What project delivery method would be best for the development of a government-owned civic building that calls for a structure with durable materials, energy-efficient systems, low maintenance, and low life-cycle costs?

A

A construction-manager-as-constructor method or an integrated project delivery

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12
Q

What is a way the architect can reduce risks involved in the design and building process?

A

The architect can help the owner select the best delivery method for the project.

To minimize risks during both design and construction, the architect may want the advice of someone with construction expertise.

This may suggest using a design-build team, hiring a construction manager (either as adviser or constructor), or creating an integrated project delivery arrangement.

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13
Q

What do the design-build, hiring a construction manager as adviser or constructor, and integrated project delivery all have in common?

A

These methods largely remove the adversarial relationship between architect, owner, and contractor in the traditional design-bid-build approach and encourage the team to avoid potential problems early in design as well as during construction.

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14
Q

What are the six main types of project delivery methods?

A
  1. Design-bid-build (DBB)
  2. Construction manager as adviser (CMa)
  3. construction manager as constructor (CMc)
  4. Design-build (DB)
  5. design-assist contracting
  6. integrated project delivery (IPD)
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15
Q

What is design-bid-build otherwise known as?

A

Design-award-build.

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16
Q

What is design-award-build?

A

It is DBB, one of the contractors bidding on the project is awarded the contract.

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17
Q

Generally, what does the architect do during the DBB method?

A

Architect designs the project and prepares the construction drawings and specifications.

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18
Q

What is the general “step-by-step” process that happens during the DBB method?

A
  1. Architect prepares the design, construction documents, and specifications.
  2. These documents are used as the basis for pricing the project and awarding a construction contract, either through competitive bidding or through negotiation with one contractor.
  3. The contractor then builds the project, while the architect provides contract administration services.
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19
Q

In DBB, does the owner have separate contracts with the contractor and architect?

A

Yes.

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20
Q

Why is the DBB method considered fairly simple?

A

It well defines all the roles and the work proceeds in a linear fashion, from selection of the architect to final build-out.

Coordination problems are minimized, contractual relationships are straightforward, and the owner can be quoted a fixed price before proceeding with construction.

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21
Q

What is the main disadvantage for DBB?

A

The design phase must be completely finished before the construction phase proceeds. This can be a problem if the owner needs the building quickly or if extended design and construction times result in higher financing costs.

If the contractor is not selected by negotiation, this method often leads to an adversarial relationship between the architect and contractor or between the owner and contractor.

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22
Q

What is the role of a CM?

A

The CM is generally hired by the owner, outside of the architect’s contract.

The CM advises on the constructability of the design as it is developed, provides early cost estimating and value analysis, completes project scheduling, assists with contract negotiations, manages multiple construction contracts and fast-track construction, makes early material purchases, and, in some cases, gives a guaranteed price and completion date.

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23
Q

What are two important disadvantages of using a CM?

A
  1. The CM is hired before the design work is finished, there is no competitive bidding on the cost of building the project, which may mean higher costs for the owner.
  2. There is a more complicated management structure due to having one more person on the design and build team.
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24
Q

How can the two main disadvantages of using a CM be reduced?

A

By allowing the contractor act as Construction Manager.

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25
Q

If the CM is an independent adviser (CMa), what AIA agreements should be used from those for a DBB?

A
  1. AIA Document B132, Standard form of agreement between owner and architect, construction manager as adviser edition
  2. AIA Document A132, Standard form of agreement between owner and contractor, construction manager as adviser edition
  3. AIA Document A232, General conditions of the contract for construction, construction manager as adviser edition
  4. AIA Document C132, Standard form of agreement between owner and construction manager as adviser.
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26
Q

What are the three common methods for establishing the total construction cost of a project with a CM as an adviser?

A
  1. Fixed-price method - also known as the stipulated sum or lump sum method
  2. Cost-plus-fee method with a guaranteed maximum price (GMP)
  3. Cost-plus-fee method without a GMP
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27
Q

What is the fixed price method in regards to a CMa?

A

The fixed-price method, also known as the stipulated sum or lump sum method, in which the contractor gives the owner a set price for completing the project.

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28
Q

(T/F) In the Fixed-price method with CMa, the owner knows the final cost before construction begins and is not responsible for cost overruns.

However, the owner does not share in any savings that the contractor may realize.

A

True.

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29
Q

What is the cost-plus-fee method with a guaranteed maximum price (GMP) (In regards to CMa)

A

The owner pays the actual cost of construction (direct plus indirect costs) plus a fee that is agreed on before construction begins, and the CM guarantees a maximum price.

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30
Q

In the cost-plus-fee method with GMP (in regards to CMa), If the project is completed for less than the GMP, what happens to the budget that is left over?

A

The client receives the cost savings.

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31
Q

What happens during the fast-track method with the CMa?

A

The construction process is allowed to begin before the design process is completed.

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32
Q

In the fast-track method, how is it possible that the construction process is allowed to begin before the design process is completed?

A

It is possible because the architectural and engineering documents are issued in stages, often called bid packages.

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33
Q

Give an example of bid packages in the fast-track method.

A

Construction drawings and specifications for foundations can be completed based on design development drawings and sent to bid, even though the architect is still working on interior finish design.

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34
Q

What does fast-tracking require and what are the advantages?

A

It requires many prime contracts and a great deal of coordination, but it can reduce the time and cost of a project substantially.

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35
Q

Can fast-track construction be used with any project delivery method? Which method is commonly worked with fast tracking?

A

Yes, it can also be used with DBB, it is most commonly used when a CM is involved.

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36
Q

For architect’s roles and responsibilities with a CMa, what is required under the AIA document A232? (Name 8)

A
  1. The architect and the CM to perform joint construction administration services in regards to visiting the site
  2. certifying applications for payment
  3. rejecting work
  4. reviewing submittals
  5. investigating concealed and unknown conditions
  6. determining dates of substantial completion and final completion
  7. issuing certificates of substantial completion
  8. deciding matters of performance, and reviewing requests for information from the contractor.
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37
Q

What are the roles and responsibilities of a CMa? (Name 4)

A
  1. Schedules and coordinates the activities of the contractor and other multiple prime contractors
  2. facilitates communication ebtween the owner and contractor
  3. prepares change orders and constrcution change directives
  4. They also must keep the architect informed about these actions
38
Q

What are the architect’s construction administration services provided with a CMa?

A

Architect must advise and consult with both the owner and CM and report to both any known deviations from the contract documents and the most recent construction schedule as well as any observed defects and deficiencies in the work.

The architect’s decisions on matters relating to aesthetic effect are final if consistent with the intent in the contract documents.

39
Q

What is the contractor’s role during CMc?

A

The construction manager is part of the contracting firm, which has a single agreement with the owner covering the construction management services as well as the construction services provided.

40
Q

What two services is the CMc’s owner-CMc agreement divided into?

A
  1. preconstruction phase

2. construction phase, portions of which may proceed concurrently in order to fast-track the process.

41
Q

What does the CMc provide during the preconstruction phase?

A

CMc provides advice to the owner on constructability of the design, cost estimating, value analysis, scheduling, contract negotiations, and early material purchasing.

42
Q

What is the difference between CMa and CMc in regards to pricing?

A

CMc only has two ways to price the project,

  1. Cost of the work plus fee with GMP
  2. Cost of work plus fee without GMP

There is NO stipulated sum option (Fixed cost method)

43
Q

In most cases, what does the CMc base cost estimates and GMP on?

A

Partially completed documents, typically after the design development phase is complete.

44
Q

What puts the CMc at risk?

A

Establishing a GMP before all details, specs, and drawings are complete.

This is why construction managers prefer the cost-plus-fee method WITHOUT a GMP.

45
Q

What is the Cost of work plus fee with GMP sometimes known as?

A

CM@R, the owner and CMc can monitor cost through periodic review of the original estimate as the project proceeds, and the fee to the construction manager can be adjusted accordingly if the scope of work changes.

46
Q

(T/F) The CMc can also advise the architect on the cost implications of the architect’s work as drawings are finalized.

A

True

47
Q

During the construction phase, the roles and responsibilities of the contractor and architect become essentially which document?

A

Document A201

48
Q

If the CM is also the contractor, different AIA agreements should be used form those used for a DBB project or a CMa-managed project. Which are they?

A
  1. AIA Document B133 - Standard form of agreement between owner and architect, construction manager as constructor edition
  2. AIA Document A133 - Standard form of agreement between owner and construction manager as constructor where the basis of payment is the Cost of the work plus a fee with a guaranteed maximum price.
  3. AIA Document A134 - Standard form of agreement between owner and construction manager as constructor where the basis of payment is the cost of the work plus a fee without a guaranteed maximum price.
49
Q

For CMc, the documents AIA B133, A133, A134, are these all intended to work with Doc A201?

A

Yes

50
Q

When does the architect provide construction administration services? (As described in AIA Document A201)

A

After one of three things happen:

  1. the owner accepts the CMc’s GMP
  2. the owner approves the CMc’s control estimate
  3. the owner issues a notice to proceed to the CMc
51
Q

What is the control estimate?

A

It is the sum of the CM’s estimate of the cost of the work plus the CM’s fee.

52
Q

What does the control estimate establish?

A

The expected date of substantial completion and includes a list of drawings and specs as well as other items used by the CMc in the preparation of the control estimate.

53
Q

What other responsibilities does the architect do during the construction phase?

A

They must also advise and consult with the owner and CM.

54
Q

What happens with the design-build method?

A

The owner contracts with one entity (a person or a firm) to provide both design and construction services.

That entity then subcontracts portions of the work to others as needed.

55
Q

What are 4 ways a DB method can be executed?

A
  1. a construction contractor with in-house design services
  2. Construction contractor collaborating with an architect or other design professional through a joint venture
  3. A real estate developer subcontracting both design and construction services
  4. Any other person or firm legally permitted to do business as a design-builder in the location where the project is located.
56
Q

What is the more common DB entity?

A

Led by a construction contractor, and an independent architect and engineer act as consultants

57
Q

(T/F) The architect and engineer have agreements with both the contractor and the owner.

A

False, the architect and engineer have agreements with just the contractor.

58
Q

What are the 2 less common DB entity?

A
  1. The DB process may be led by an architect, and the construction contractor and engineer are subcontractors to the architect.
  2. An organization with in-house capabilities for both design and construction.
59
Q

Is it possible for a design firm and construction firm to establish a joint venture?

A

Yes

60
Q

What is it called when a design firm and construction firm establish a joint venture.

A

Project specific legal entity.

61
Q

What happens in a joint venture?

A

The new entity becomes something separate from the firms that have joined to create it and bears responsibility for the project.

62
Q

In the DB method, what does the owner provide the Design builder and what does that design builder do with what the owner provided?

A

A set of criteria that establishes the owner’s requirements for the project.

The design-builder then uses this information to develop a preliminary design and provide a proposed contract sum.

If the proposal is accepted, the owner and design-builder execute the agreement.

63
Q

(T/F) The design-build method can be used for small and large projects and for private and public works.

However, local and or state laws and regulations may limit or otherwise control how a public project is completed

A

True

64
Q

In the DB approach, what are the advantages offered to the owner?

A

There is a single source of responsibility, and all the parties work together to give the owner the best value.

The total time of design and construction is usually less than it would be with more traditional approaches

65
Q

What are the disadvantages to DB?

A

Once the contract is signed, the owner has less control over design and construction than with other project delivery methods.

The DB entity has control over the quality of the materials and construction methods used, and may substitute lower-quality or less expensive materials or finishes to stay within the project budget.

66
Q

What are the different series of AIA contract documents?

A
  1. A-series: Owner-contractor agreements
  2. B-series: Owner-architect agreements
  3. C-series: other agreements
  4. D-series: miscellaneous documents
  5. E-series: exhibits
  6. G-series: contract administration and project management forms
67
Q

What are the requirements for success in a DB? (General Idea)

A
  1. The owner must be educated in the unique aspects of the DB method.
  2. Owner’s project criteria must be clearly and completely stated. Project criteria include the building program and the objectives for cost, time, and design excellence, as well as performance specifications, sustainable criteria, and other project-specific requirements
  3. An owner may choose to hire a consultant to analyze project needs and develop a building program and statement of performance requirements.
  4. Although competitive bidding can be used to solicit pricing for many parts of the project, it is best if the key contractors, such as the structural and mechanical engineers, are selected early and are involved in the design process
  5. Whatever form of contract is used should allow for adjustments in cost and time as the project proceeds, even when a GMP contract is used based on the owner’s original criteria
  6. Because a DB project depends on cooperation among all parties, the contract should provide for a method of dispute resolution to solve problems quickly.
  7. Forms of communication that allow for close working relationships between the parties should be established, such as building information modeling and the location of representatives from all the parties in the same space.
  8. There must be trust among the parties and willingness to work together to get the best value for the price while meeting the owner’s requirements.
68
Q

What is the main AIA contract for a design-build approach?

A

AIA Document A141, Agreement between owner and design-builder.

69
Q

What is AIA Document B143?

A

It is the standard form of agreement between design-builder and architect. It is used in lieu of AIA Document A141 if the architect is hired as a consultant or subcontractor to the prime contractor.

70
Q

What is the main difference between DBIA and AIA documents?

A

DBIA documents tend to be more neutral, while AIA documents favor architects.

71
Q

Which document must the owner use to certify substantial completion?

A

G744, Certificate of Substantial completion for a design-build project

72
Q

What are the architect’s roles under AIA Document B143?

A

The architect’s roles and responsibilities during all phases of the project are defined in an exhibit to the agreement. This exhibit has many design services that the design builder, architect, owner must chose. These roles may include:

  1. normal design administration services, including design scheduling, consultant coordination, design presentations, and assistance with submissions to governmental authorities
  2. evaluation of the project criteria provided by the owner
  3. normal design of the project based on the owner’s project criteria
  4. providing construction documents, including specifications
73
Q

What is a variation of the design build approach? and what happens during it? (General Idea/long answer)

A

Bridging - combines the advantages of the traditional design bid build process and the design build approach.

  1. Owner hires architect or engineer to be the project manager.
  2. The AE acts as an adviser and works with the owner to develop the project requirements that will be used by the selected design-build firm.

The AE also works with public and private groups to gain the needed approvals for the project, and develops preliminary scope drawings and specifications so that DB firms interested in bidding for the project can understand the extent of the project and the owner’s design intent.

  1. Using the documents developed by AE, the owner makes the project available for bidding by design build firms. When a DB firm is selected, this firm takes over the AE’s responsibilities and produces the final, detailed construction documents. The AE reviews the final documents on the owner’s behalf, to ensure that the owner’s design goals have been achieved, but is not legally responsible for them. The design-build firm then uses the final documents it has prepared to secure the necessary permits, review submittals, and construct the project.`
74
Q

What idea is bridging based on?

A

DB firm is the best position to work with manufacturers, subcontractors, and other suppliers to determine the best way to construct the project at the lowest possible cost while meeting the requirements of the owner.

75
Q

What is the advantage of bridging for the owner?

A

Bridging combines an important advantage of DB - someone to represent the owner’s interests throughout the process - with the advantages of competitive bidding, a fixed cost, and single-source responsibility for construction.

76
Q

What is design-assist contracting?

A

It is a project management method in which specialty subcontractors or trades are included early in the design and construction document phases to help with the development of complex or unique portions of the building.

This method is based on the assumption that in some cases subcontractors, trades, and product suppliers will be more knowledgeable about their portions of the work than the architect or the general contractor.

77
Q

What is Integrated Project Delivery?

A

All participants collaborate closely from the project’s earliest conceptualization to move-in. The theory behind IPD is that the best design and the most efficient and cost-effective building will be produced when everyone works together throughout the process, without the adversarial positions that sometimes develop in the traditional DBB approach or other project delivery methods.

78
Q

What is the key difference between IPD and DB?

A

Owner often has multiple agreements with independent design and construction firms, whereas DB only has one agreement.

79
Q

What happens during the predesign/conceptualization phase of IPD?

A

ALL HANDS ON DECK.

IE. Owner, building users, architect, engineers, contractors, subcontractors, suppliers, and others begin to work together.

80
Q

About how long does the IPD take from conceptualization to closeout?

A

Because more participants are involved, the early design phases may take slightly longer than with traditional approaches. The implementation documents (CDs), agency review (Bidding), and buyout phases will take less time and the total project delivery time will be shorter overall.

81
Q

What does the MacLeamy curve illustrate?

A

How IPD places more design effort earlier in the project development when there is a greater ability to affect costs and the functional aspects of the building.

82
Q

What are the advantages of IPD?

A

A better design, shorter project delivery time, lower project cost, quality construction, and fewer problems during construction.

IPD has the potential to improve how projects are designed and built.

83
Q

Which document addresses the standards for IPD?

A

AIA Document A295

84
Q

Using standard AIA documents, what are three ways to establish the contractual relationships between the primary participatns in IDP?

A
  1. Transitional forms
  2. Multi-party agreement.
  3. Single purpose entity
85
Q

What are transitional forms?

A

Modeled after existing CM agreements and include
1. AIA document B195, S.F.o.A.B/w Owner and architect for IPD

  1. AIA document A195, S.F.o.A.B/w Owner and contractor for IPD
  2. AIA Document A295, General conditions of the contract for IPD
86
Q

What are multi-party agreements?

A

A single agreement executed by the owner, architect, contractor, and other key project participants for the design, construction, and commission of a project.

87
Q

What is the multi-party agreement governed by?

A

AIA Document C191, Standard form multi-party agreement for IPD.

88
Q

What does the Multi-party agreement outline?

A

A collaborative working relationship that encourages the parties to meet the cost and performance goals they jointly established.

89
Q

What is a single purpose entity? (General idea, long answer)

A

A Single purpose entity (SPE) is an independent limited liability company newly created for the sole purpose of planning, designing, and constructing a particular project.

An SPE provides for a complete sharing of risk and reward in a fully integrated collaborative process.

AIA Document C195, standard form single purpose entity agreement for integrated project delivery, requires the SPE to contract with an architect - who will become a member of the SPE - for planning, design, construction contract administration, and other services as necessary.

Once a project phase reaches the construction phase, the architect’s construction contract administration roles and responsibilities are about the same as with AIA Document A201.

90
Q

Practice Methodologies

A

They are various approaches that an architectural firm may use to complete various aspects of a project, including design, documentation, and coordination.

91
Q

Is the architect responsible for informing consultants about the applicable code requirements and about any design decisions that may have code implications?

A

Yes.

Practice Management (3 decks)

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