PRM SEM 01 - 08. Project Overview Flashcards
Fee Breakdown
The fees (proportion of 100%) reflect the time taken for each stage.
Stage 1 Pre-design Services: 2% - 10% median 5%
Stage 2 Concept & Stage 3 Preliminary Design: 4% - 18% median 12%
Stage 4 Developed Design: 5% - 20% median 13%
Stage 5 Detailed Design and Documentation: 30% - 50% median 45%
Stage 6 Procurement: 1% - 20% median 4.5%
Stage 7A Contract Administration & Stage 7B Observation: 5% - 33% median 25%
PROJECT OVERVIEW/ Pre-design Services: Brief:
The first meeting is often best on site so you can enthuse about the project and appear brimming with creativity. The first meeting is generally free.
Obtaining a brief involves a description of what is wanted, the budget and the timetable.
Clients often list rooms and give you pictures of design precedents but this may not be
what they need.
You may need to challenge aspects of the brief to see what is really
needed (rather than wanted).
Or what the actual problem is (if its an alteration); clients often pre-empt an architectural solution rather than stating the problem.
Don’t forget, the budget is important as is the programme/timetable!
You also need to establish the level of services to be provided by you. your fees and so
on.
PROJECT OVERVIEW/ Pre-design Services: Site information
Boundaries, LIM, PIM, zoning and planning constraints have been addressed in earlier lectures.
When first visiting the site advise the clients of any immediately apparent issues such as zoning (use/activity), planning rules (traffic/parking, number of units/bulk and location), Building Code requirements (accessibility / lifts and ramps) and land related issues: flooding, wind, marine
microclimate, soil quality, large trees that may be protected
Flag any issues at the earliest opportunity. don’t be afraid to put things in writing: letters,
emails, notes on drawings.
PROJECT OVERVIEW/ Design
In practice design is broken into the stages of concept, preliminary design, developed design, detailed design and documentation.
We do not go away for a few weeks and come back with a fully developed design!
Stages allow us to check our ideas are synergetic with the clients, check we haven’t missed anything in the brief and involve the client as part of the design process so they feel some ownership and see where we are coming from. It also allows us to build a trusting relationship that will withstand challenges and problems later on!
Concept= first ideas, your approach. Can be verbal and very sketchy.
Preliminary design = first sketch plans and sections, perspectives etc
Developed design = plans, sections, elevations, perspectives, models etc. This is also often sufficient to apply for Resource Consent / planning permission.
Detailed design and documentation = the amount of drawn information and a specification that enable us to get quotes from builders and a Building Consent.
At each stage we get the client to sign off the work and pay us.
We also need to put budget figures against the project cost as early as possible and keep reviewing them at each stage.
PROJECT OVERVIEW/ Consultants
These range from surveyors through to quantity surveyors, engineers and project managers.
You need to discuss with the client what consultants will be needed and their fees. Will they be primary or secondary consultants, employed by you or directly by the client? The client pays either way.
PROJECT OVERVIEW / Programme
Establish a programme, both a timetable and documentation to be done by you and /or others eg is Resource Consent required? A house or large alteration will take 18 months, probably 2 years from design to completion, a large house or commercial/institutional job: 2-4 years. No, you will not be in by Christmas!
Building in winter will extend project time.
Should the client vacate the house during construction? It will cost them more but will speed up the project
Consents:
Remember Resource Consent can add significant time to a programme (even 6 months)
and it can be unsafe to proceed to documentation until you have it.
Building Consent is nearly always necessary.
PROJECT OVERVIEW/ Documentation:
As you saw from the design stage paragraph, Building Consent drawings are a large part of documentation and we have discussed what is required.
After Building Consent you also may need to resolve further non-structural / non-weathertightness related details such as internal ceiling and lining details, built in fittings or furniture, detailed kitchen and bathroom or lobby design, lighting, door and window schedules, tile and carpet selection, hardware selection such as door handles, window
latches and coathooks, signage, colour schemes … Documentation will be discussed in detail in a later lecture.
The quantity surveyor may prepare a schedule of quantities that lists materials and labour and assesses the cost of the project.
We will also discuss BIM (Building Information Modelling / Management), a digital system for accumulating and communicating information.
PROJECT OVERVIEW / Contracts
We will look at contract law in general and then the specific contracts used in
construction. We will discuss why builders are called “contractors” and the relationships
between client, architect, contractor and sub-contractors.
PROJECT OVERVIEW/Procurement
Involves the process of obtaining a construction price from builders. It involves compiling the documents for builders to price, quotes and estimates, tenders and details such as monetary allowances, provisional sums, contingency sums, margins and so on. Comparing prices and choosing a contractor are not as simple as they appear. We will look at analysing and accepting a quote and signing the contract documents
PROJECT OVERVIEW / Contract Administration and Observation:
In these lectures we will look at site preparation and safety and insurance.
“For Construction” documents can vary from both the Building Consent and Contract sets!
We will discuss: our observation of construction (not ‘supervision”! ), project management, site meetings and lines of communication with client, contractor, subcontractors and other consultants. How we minute meetings. Building inspections by Council. Monitoring conditions of Resource Consent. Contract instructions/ directions. Building Consent amendments and contract Variations.
Progress Payments, Retentions and Extensions of Time will also be discussed. Then we will also discuss dispute resolution: mediation, arbitration, adjudication, but these are addressed more fully in semester 2 when we focus on keeping an eye on your risks and liabilities.
PROJECT OVERVIEW / Practical Completion
Finally we will discuss the end of construction, involving the defects liability period / maintenance period and the contractors final account. We will look at documentation needed to wrap up the contract and job such as producer statements, warranties and guarantees and the Certificate of Code Compliance.
PROJECT OVERVIEW/ Post Project:
The end of construction is a time to order your records and perhaps produce “as-built drawings”. We will discuss “post occupancy evaluation” and other forms of debrief that consider room for improvement in our systems. We will also look at building maintenance, Compliance Schedules and the building Warrant of Fitness.
