Delivery of Services Flashcards
Accepting a project
Accepting a project
• Choosing to accept a project
○ Current work load
○ Qualified
○ Clients budget
○ Reliability and reputation of the client
• Accepting a project with an unreasonable budget, options
○ Lower profit margin to gain experience with particular project type
○ Negotiate scope of project or services
○ Decline
• Client decision considerations
○ Using a standard vs non standard contract - non standard is usually written in favor of client
○ Is client using bidding method of selecting design professionals? - if yes it usually indicates they will file a claim later to save or recover money
○ History of litigation
○ Unreasonable requests?
• First steps after accepting job
○ Negotiate agreement in scope of work fees and contract
○ Develop prelim desing and schedule to determine feasibiliyt
○ Determine feasibility before owner architect agreement is written - lowers risk
Client cannot have two agreements with two different architects
Selecting a project delivery method
Selecting a project delivery method
• Considerations
○ Client usually choses method - architect may evaluate
○ Cost
§ Design bid building = lowest cost
§ Risk that building will cost more than the lowest bid
□ Contractor may bid with cheap materials and labor and try to make up the cost in change orders
○ Schedule
§ Everyone wants a shorter schedule - move in date, cost savings, buidling can start making money
§ Fast track schedule - CMc
○ Project Scope
§ size complexity and unknowns
§ Large complex projects benefit from CM who organizes multiple contracts
§ Many unknowns benefits from cost plus fixed fee price from contractor with or without GMP
○ Building Quality
§ Low quality for types like office buildings or high quality for types like government buidlings
§ Design bid build for low … CMc for high
○ Risk
Arch helps chose delivery method … integrated methods with CM usually reduce risk
Design bid build
Design Bid Build
• Architect prepares construction docs and specs to be used for pricing
• Contractor is chosen through bidding against multiple … or negotiations if there is only one
• Advantages
○ Simple dilivery and linear process
○ Contracts are simple and coordination is minimized
○ Owner can be quoted a fixed price before proceeding with construction
• Disadvantages
○ Design phase must be complete before construction
Bidding often leads to adversarial relationships
Construction manager as Adviser
Construction Manager as Adviser
• CM can be construction contractor or independent 3rd party
• Hired by owner outside of architects contract
• CM advises on constructability provides cost estimating scheduling negotiations material purchases ect
• Disadvantages
○ No competitive bidding on cost of building
○ More complicated management to have one more person on design and build team
§ Reduced if CM is the construction contractor
• 3 common methods for estabilshing cost
○ Fixed price or lump sum
§ Owner knows price at beginning, does not have to pay overruns but does not share in any savings
○ Cost plus feel with GMP
§ Owner pays actual cost of construction including indirect costs plus a fee that is agreed upon
§ CM guarantees max price if the project is completed for less client receives savings
○ Cost plus fee without GMp
§ Owner does not share in savings
• Architects role with Cma
○ Joint construction admin
○ Cma keeps architect informed about contractor coordination
Architect consults with both owner and CM
Fast tracking
Fast Tracking
• Mostly used when there is a CM involved
Project released as separate bid packages to be bid even if design phase is not complete
Construction Manager as Constructor
Construction Manager as Constructor
• CMc has one contract with owner provides preconstruction and construction services
• Can only establish cost through cost plus fee methods (2) not lump sum
• Establishing a GMP before the details are complete puts the CM at risk
• Without GMP is preferable - cmc and owner can monitor cost throughout
• Architects role
○ CA
○ Responsibility begins once owner approves GMP, control estimate, and issues a notice to proceed
Control estimate is sum of CMs estimate of the cost of the work plus the CMs fee, it also establishes expected date of completion and includes list of dwgs and specs
Design Build
Base line
advantages
disadvantages
Design Build
• Owner contracts with one entity for designing and building who then subcontracts work as needed
○ Design manager works with contracted architect to coordinate efforts of the two firms
• Less common for architect to be lead
• Joint venture is a possibility
• Owner provides criteria - firm develops preliminary design and proposed sum to be accepted
• Local or state laws may regulate how a public project is completed
• Advantages
○ Single source of responsibility
○ All parties are for owners best value
○ Constructor can advise at early stages to save money
○ Owner gets fixed price early on and usually lower than other methods, time is also usually less
• Disadvantages
○ Owner has less control over design and construction
○ Firm has control over quality of materials and methods - may use them to stay in budget
Usually used by owners with experience so that they can develop performance requirements in the contract that will be most effective
Design Build
reqs for success
owner responsibilities
architects responsibilities
• Requirements for Success
○ Owner must have experience
○ Owner has clear project criteria
○ Owner consultant to analyze project needs / creating RFP
○ Key contractors are selected early
○ Contract should allow for adjustments in cost and schedule
○ Contract provides method of dispute resolution
○ Use BIM and other forms of communication
○ Trust and willingness to work together
• Design build institute of america - contracts tend to be neutral for all parties while AIA contracts tend to favor the architect
• Owners Responsibilities
○ Create project criteria
○ Construction contract administration duties usually done by architect
○ Cost agreement can be lump sum or either type of cost of work plus fee
• Architect Responsibilites
○ Decided by design builder/owner/architect
§ Design administration
§ Evaluation of project criteria
§ Normal design
§ Construction docs and specs
Does not have to include all of the above
AIA contract docs
6 series
AIA contract docs - 6 series • A: owner contractor agreements • B: owner architect • C: other • D: Misc documents • E: exhibits G: Contract administration and project management forms
Bridging
Bridging
• Variation of design build
• Owner hires an architect or engineer to create project requirements and criteria as well as produce preliminary scope drawings and specs to get design building firms interested in bidding
• Design build firm does dwgs and specs to be reviewed by AE (AE is not legally responsible for them)
• Design build firm determines best construction and lowest cost while AE represents owners interest
Competitive bidding, fixed cost, single source responsibility for construction
Design Assist
Design Assist
• Trades or subcontractors are involved early on to help with complex portions of building
Details and specs by subcontractors can be included in the set
Integrated Project Delivery
Integrated Project Delivery
• Everyone works together through out the whole process to create a better, more efficient, cost effective building
○ Macleamy curve shows that it saves time and money in the end even though the design phase tends to be longer everything else is more efficient
• Three ways to establish relationships between the primary participants in IDP
○ Transitional forms
§ Modeled after CM agreements
○ Multi party agreements
§ Single agreemened by key participants for design and construction of a project
§ Outlines collaborative working relationships that encourage meeting cost and performance goals
□ Managed by project management team with an executive team for second tier of conflict resolution
○ Single Purpose Entities
§ Independent LLC created for a project
§ Provides for complete sharing of risk and reward
SPE contracts with architect who becomes a member of the SPE - usually used for complex projects
Design Methodologies
Design Methodologies
• Design based - usually star-chitects get the design for the name and the design signature that comes with it
• Program based- specialize it building types
Generalists - can strain fee and resources, very flexible
Documentation Methodologies
Documentation Methodologies • 2D or 3D softwares • In house or out sourcing ○ For dwgs and specs Junior level staff usually act as drafters
Consultant Coordination
Consultant Coordination
• Consultants should be brought in as early as possible
• Contract arrangements
○ If consultant is contracted directly with owner than all coordination must go through owner
○ If architect is contracted then all responsibility for coordination goes through them, even payments
§ Good to include a “pay when paid” clause in contract incase owner payments to architect are delayed
• Hiring non engineering consultants (like energy analysis rendering BIM ect)
○ Get a list of reliable people in advance
○ Check references before hiring
○ Plan scope of work
○ Establish lump sum for budgeting
○ Set up strict schedule
Review all incoming work
