Project Management Flashcards
1
Q
Overall building efficiency ratio
R/u ratio
Gross-up factor
Grossing factor
A
Measure of efficiency and profitability for the owner - especially important in commercial office space construction
2
Q
Overall building efficiency ratio
A
Net
________
Gross
Should be less than one
Net assignable area = all the spaces needed by the client (offices). Cross area is the whole building, including structure, mechanical,and circulation spaces not included in net assignable areas
3
Q
R/u ratio / gross - up factor
A
Rentable
__________
Usable
Should be greater than one
Rentable includes common areas like lobbies janitorial closets, and mechanical rooms. Landlords charge tenants rent for a pro-rated portion of these spaces (so if you rent 11% of a floor, you will also rent 11%s of the mechanical room)
Usable = just the area the tenant will occupy to do business, including columns, private restrooms, private corridors within the office suite, and private storage but not lobbies, janitorial etc. That are shared by other tenants,
4
Q
Grossing factor
A
Gross
________
Net
Greater than one
A grossing factor, established during programming, of 1.30 means that you will need to plan on 30sf of mechanical, circulation, etc space for every 100 sf of office space
5
Q
Gross floor area (for programming)
A
Measured to the exterior face of the building
Go run
Gross
Rentable
usable
Net
6
Q
Gross floor area (for code)
A
To the inside face of Interior walls
Go run
Gross
Rentable
usable
Net
7
Q
Rentable floor area
A
Excludes elevators and stairs
Go run
Gross
Rentable
usable
Net
8
Q
Usable floor area
A
Excludes elevators, stairs, lobbies, lavatories
Go run
Gross
Rentable
usable
Net
9
Q
Net floor area
A
Excludes elevators, stars, lobbies, lavatories, corridors
Go run
Gross
Rentable
usable
Net
10
Q
Zones of occupancy
A
Determines occupant density, usually for HVAC and ventilation reasons, how close is the nearest human?
Public (25’ radius)
Social (12’ radius)
Personal (4’ radius )
Intimate (1.5’ radius)
A college bar will require more ventilation than a bank
11
Q
IF the owner-architect contract stipulates that the architect’s fee will be 7%. Of construction costs, will the architect be paid for that 7% portion of the contractor’s overhead costs?
A
Yes, a percentage of the contractor’s overhead is included in the architects fee, The owners budget of the cost of work includes general construction costs, and profit, and overhead.
12
Q
Business entity concept
A
The business is a separate entity and financial transactions of the business therefore, should be kept separate from personal financial record keeping, don’t pay for your dry cleaning with your firms credit card even IF you own 100% of the firm and the suit needs to be cleaned for aching meeting,
13
Q
What are accessory occupancies?
A
Small spaces (the total area of which is less than 10% of the floor area of the story they are serving) that serve the main occupancy and require classification as different occupancy groups (ex. A small Office B in the corner of a factory F - 1 but do not require fire separation from the main occupancy
14
Q
If the owner suspends the project, the architect can….
A
Suspend work
Require payment for work- to-date
Require payment of delay caused expenses
Submit a new schedule
15
Q
AIA E204 2017
A
Supplementary to core 101 contracts for projects with sustainability goals
The owner must provide drawings, manuals, and building operational costs, appeal for certifications, ensure design fits sustainable guidelines, and comply with authorities on ownership and operations
16
Q
Architect’s responsibilities to prepare for bidding
A
Finish CDs
Administrate bidding
Update cast estimates
17
Q
Task dependency
A
The relationship of stop and start times for tasks
Start-start; nigh the start times of the steel folks who cut the rebar and the welders
Finish-start (also called natural dependency): align the finish time of the rebar welders with the start time of the concrete trucks
Finish-finish; align the finish times of the folks who remove the formwork from the concrete foundation and the rented pumps that keep the foundation excavation pit dry during construction
18
Q
Prime contract
A
Prime contracts: Main contract with the owner for the work with the expectation that some of the work will be completed with the use of subcontracts, The contractor has a prime contract with the owner, and he hires a plumbing sub contractor, concrete sub contractor etc using subcontracts.
Multiple prime contracts: The project is fast- tracked, staged, phased, has multiple funding sources, or there’s a cm as agent managing the project on behalf of the owner, and the owner signs multiple prime contracts with a contractor, who in turn will sign multiple subcontracts: one for curtainwall while she waits for the rest of the drawings be to completed (Fast track) - one for the clinic that will be paid for with private funds and one for the attacked medical clinic that will he paid for with government funds (multiple funding sources) - one for the construction of the storage facility and one for ongoing maintenance at the same facility to be provided by the builder after the facility is occupied (multiple stages) - or one prime contract for the HVAC contractor and another prime contract for the framing contractor (multiple phases)
19
Q
How does the owner pay the contractor?
A
Unit cost: agrees to pay $245,000 per housing unit
Cost plus fixed fee: $1.6 estimate for the cost of the project plus $300,000 in fixed profit for the contractor. No limit on change orders, which can net the contractor additional profit
Guaranteed maximum price (gmp): like a cost plus fixed fee contract, but of the project is delayed or the price of materials goes up beyond a total project cost of 52 million, the contractor has to complete the project and eat the extra cost
Stipulated (lump) sum : owner pays contractor $1.9 M to build everything in the contract, period.
20
Q
Supplemental instructions to bidders is Architects supplemental instructions
A
Supplemental instructions to bidders: modifications to general conditions in contracts ( providing supplemental information during addenda)
Architects supplemental instructions ( ASI): after construction is underway, like a change order but so minor it won’t affect the cost or project schedule
21
Q
Top down vs bottom up project budgeting
A
Top down budgeting: start at the “top” with the gross fee the owner will pay your firm, subtract expenses to see what is left for design time
Bottom up budgeting: start at the bottom with each person who will be working on the project, their hourly rate, and the number of hours you estimate they’ll need to work. Each task is tallied upwards. Time consuming but more accurate. Good for multi-faceted, large projects
Project cost = sum ( hours/task X dollars/hour )
22
Q
Smoke pencil
A
For tracing the source of building skin air leaks
Use a blower door test to pressurize and de pressurize the building to measure total building cur leakage. Where it’s pressurized, run a smoke pencil/pen as a wand and watch smoke move in or out of seams in the building skin.
23
Q
If the contractor requires information from the owner, the architect has_____ days to give that information to the contractor.
A
7
24
Q
If the owner provides building materials, does the architect still get the 7% of construction costs as fees?
A
Yes, the budget is based on the cost of work and labor regardless of if materials are supplied the owner by
25
Summarize AIABI01 owner- architect agreement
Typical design-bid- build owner - architect contract
Architect must
Maintain schedule and budget
Manage utilities, codes, governmental agencies
Consider environmentally suitable options
Provide the instruments of service at the standard of care
Cost estimate every phase and redesign if over budget
26
Contemporaneous documents
Recording of non-regular communications, decisions, and actions throughout a project, in real time, stick to the facts and avoid conjecture or supposition
Don't write things that could legally implicate you later
27
AIA C401 architect - consultant agreement
The consultant is not responsible for other consultant's works, but still has the same duty to say something when errors appear. The consultant only reports to the architect, then the architect reports to the owner and contractor
28
Contract documents include
Addendum, change order, ASI (architect's supplemental information), construction change directive
29
Addendum
A change made to the drawings after the project goes out for contractor's to bid, but before the bids are due
30
Change order
A change, after the bid is accepted, negotiated among the contractor, ow her, and architect that impacts the cost or schedule.it is agreed upon in writing by all 3 parties
31
ASI (architects supplemental information)
A clarification or interpretation of the drawings or specs that does not change the cost or schedule
32
Construction change directive
Architect-issued directive to modify the work now while the contractor and owner continue to negotiate who will pay for the change. Used so that disagreements don't delay the project
33
Consequential damages
Indirect results of a "botched " job _ lost wages and profits due to delay in completing a project. AIA docs protect you from this
34
C Corporation
Large company with public stocks and double taxed like google. Not usually arch firms
35
Descriptive specifications
Detailed written information on requirements for material and product quality, including installation
36
Prescriptive specifications
Detailed means and methods of construction
37
Joint venture
When 2 companies temporarily make a 3rd baby company to win a commission and build a project, with profits and risks shared between the two parent companies
38
P E R T critical path diagrams
Project management tool that uses a network diagram format to represent project tasks and their dependencies. Tasks are represented as nodes, and arrows indicate the sequence and dependence's between tasks. Primarily focus on flow of tasks and identifying critical paths. Developed by the contractor
39
Gant charts
Demonstrate project sequence through bar chart format to represent project tasks over time. Tasks are listed on the vertical axis, and a horizontal bar represents the duration of each task. Gives a clear view of start and end dates, overlaps, dependencies.
40
In AIA contracts, what is " the work" and what is "The project" ?
The work: includes all construction required to meet the obligations of the contract documents
The project: the whole project especially there are multiple buildings or contractors
41
Prevention costs
Costs to prevent and avoid mistakes on the job. Incurred and accounted for before the project, and separate from the project to create and maintain the qualify management program.
(Quality management)
42
ADA clear floor space
30" wide by 48" deep
43
Parts of a project manual
1 ) bidding requirements
2) contracts
3) general and supplemental conditions
4) specifications: the bulk of the project manual is specifications, and they are typically organized in masterspec format (by product)
44
Electrical engineers design which building systems?
Data and telephone systems
Power system drawings and specifications
Signal system
Lighting system
45
Partnership
General partnerships: two or more people get together to start-a firm. Partnership agreements are very important to establish who will do what, who gets credit, profits how are divided, who can put the firm into debt, what happens when a partner leaves the firm, etc
Limited partnerships: partial owners in a firm' with limited management roles. Less lability on personal property. Buy in for 10%, you get 10% of all future dividends
46
Floor Area ratio (FAR)
Defines the limit on buildable footprint and height
Total Floor Area (stories x footprint)
________________
Area of lot
Set by local zoning codes
47
Corporate memory
Organizational or institutional accumulated body of data, information, and knowledge. Part of quality control is to organize this info clearly and efficiently.
48
Unit prices
Cost for performing additional work when encountering unknown conditions, le, when you don't know how much dirt you need to more that has been contaminated - allows for more equal bid comparisons
49
External failure costs
Price to the firm to remedy defects discovered by the owner during construction a after occupancy, THIS is part of quality management program and includes time fielding complaints and responding to contractor RFIs the cost of the bad will, and loss of future sales from an unhappy client
A type of quality cost
50
Architect and consultant contractual relationship
Similar to owner-architect agreement - the architect can terminate for convenience (without cause) with 7 days notice and up-to-date payment including fees. The architect is not responsible for the quality and correctness of the consultants work
51
AIA G 601
RFP for a survey
52
AIA G602
RFP for a geotechnical report
53
AIAG2O1
Digital data protocol
54
AIA G201
BIM protocol
55
AIA A701
- Instructions to bidders _ includes procedures for bid process, bond requirements, and complements A201
56
Test boring
Procedure by geotechnical engineer on sol. Tests: ability to support the building, permeability, potential soil contamination
57
Appraisal costs
Costs, to the firm, of the employee time required for quality management measuring and monitoring
Verification, audits, supplier rating
Quality management programs require that you measure, measure, and measure..- and all that measuring costs the firm money. Appraisal costs measure the cost of measuring
58
What makes an effective work plan?
Work plan :, A short document that includes a project description, the deliverables, the team organization, a responsibility matrix, a project schedule, a list of staffing needs, an internal project budget and a profit plan
From a QM standpoint, work plans offer an opportunity for continuous improvement, and you need to have structure • The 4 stages of an effective work plan follow the "pdca cycle" format
1) Plan
2) do (execute)
3) check (schedule time to check progress of work)
4) adjust (reactio what you checked)
5) doitagain
59
Total working capital
A firm's current assets: cash + accounts receivable
Accounts receivable: the cash we are gong to receive soon (invoice has been sent, not paid)
60
Project management charts
Gant charts, flow charts, work breakdown structure (wbs) charts
61
float Time
Total float time: slack available for the whole project
Free float time: largest potential delay to this task without delaying the next task
62
LLP
Limited liability partnership: a classification of a company, filed with the state, that includes tiers of partners (tiers of risk) and separates personal labilities from business liabilities- must be filed with the state and pay yearly fees
63
Ala G802
Amendment to professional services agreement (for changes in scope)
64
AIA D 503
Guide for sustainable projects
65
Internal failure costs
Dollar cost, to the firm, for fixing problems in the drawings and specs before delivery to the owner and bidders ( your time redlining)
66
Inspection based quality controls vs process - based quality controls
Inspection-based quality controls: humans inspect the product. For example, a third party drawing review by a firms project architect, practicing in another city, who has not been assigned to this project
Process-based quality controls: semi-automated quality management with little to-no human input. For example, BIM automated code review and clash detection
67
Code conflicts
Code conflicts are always resolved by you meeting the most stringent requirement
68
Architect-lead design-build team
Typically design - build is a strategic alliance
The architect is responsible for: coordination drawing with consultants, project schedules and budget, control of the construction means and methods and site safety. The architect assumes the risk of both traditional architect and the traditional contractor. New expensive insurance!
69
RFI
Request for information
70
RFP
Request for proposal
71
RFQ
Request for qualifications
72
Project notebook
Manages the process of a project
Budget, schedule, tasks , contracts / forms, scope
73
Definition, use, and parts of a work plan
The primary tool for schedule and budget management on a project.
I. Project description and client requirements
2. Statement of deliverables
3, Team organization
4. Responsibilities matrix
5. Preliminary Project schedule
6. Preliminary staffing
7. Project delivery method
8. Initial project budget and professional plan
9. Code information
74
The budget should be evaluated when?
Before SD and after each phase
Owner provides budget before SD - architect provides cost estimate after SD and DD - the contractor adjust the estimate when they bid to build • IF cost is too high architect can be asked to redesign for free to meet budget
Budget must meet requirements for program, schedule, market conditions
75
Hour points and RFI types
Rfls serve as a proxy for external failure costs
Quantify into 3 categories and assign points based on hours of labor each requires to address
Type I: graphic/confirming (2 hour-points)
Type II: coordination/ missing information (5 nour-points)
Type iii: code / contract information (10 -hour points)
Use hour-points to quantify a quality managements core per project
76
Contractor responsibility's in AIA A 101
Owner - contractor agreement
Punch list creation and solutions, sub-contractors, damages to existing or neighboring property
77
Who certifies substantial completion?
The architect - usually coincides with certificate of occupancy
78
The contractor can terminate the contract under what circumstances?
1. After 30 days of stopped work due to:
Court or A HJ order
Government action (national emergency)
Non-payment ( if architect fails to issue certificate of payment with reason of withholding or the owner doesn't make payment within the specified contract timelines )
Failure to provide evidence of financial arrangement for the work
2. After 60 days of stopped work due to the owner repeatedly falling to full In obligations important to work progress
3.1f owner suspends work without cause, totaling than more 100 %. of the scheduled completion days or 120 days in any 365 day period
79
Restrictive covenants
A deed provision limiting certain uses of a property which the surrounding owners may seek to enforce, The provision is legally binding, (for 99 years, no construction over there to protect a rare species) but can be declared unfair and un enforceable (no one of a specific religion can occupy this land)
80
Area types
Circulation area: corridors, not including walls
Gross Area end all areas, including exterior walls
81
Sole proprietorship vs general partnership
SoLe proprietorship: when A single person goes into business with no separation of personal and business liabilities
General partnership: when two or more people go into business together with no separation of personal and business liabilities
In both cases, your personal property is at risk
82
Are verbal agreements binding?
Yes and no
Unless other wise agreed to by the parties, verbal agreements are technically binding (but are hard to prove so)
But the AIA agreements stipulate that the contracts used on your project ---supersede all prior agreements, written a verbal can only he amended, forward, gong in writing and signed by both parties)
83
"Top down" fees
Fees you charge the client, based on approximates for major aspects of jobs, labor categories, and how much labor is required in each category (less accurate, need more experience, but faster to calculate)
84
Bid add alternates
The price of a system or design as a separate line item to allow the owner to choose IF they want it as an informed decision after bid
85
A IA G716 RFI vs change older
AIA G716: document for contractor's request for information
If the response to the RFI requires a change in ' schedule or cost, the architect, owner and contractor will need to sign a change order
If the response requires a minor change that does not impact schedule or cost the architect can respond with a minor change charges in the work request
Of the response creates a dispute, the architect can issue a construction change directive
86
Instrument of service
Any tangible or intangible work by the architect or consultants including drawings, specifications sketches, models, notes and surveys. ( that are owned by the architect and consultants and are licensed to the contractor and owner for use in construction)
CDs are a subset of instruments of service
87
Closeout project notebook contains -___
Closeout and follow-up documents
Summary of costs, certificate of substantial completion, summary of fee expenditure, comments on completed work
88
Design-bulld vs design-build with bridging
Design-build: owner hires single entity or joint-venture to both design and build the project
Design-build with bridging; owner hires "design architect" (bridging consultant) to design the first 35% then the partially completed design goes out to bid for a design-build firm to complete the drawings and build the project. lowest responsible and responsive bidder is typically awarded the contract
Both reduce risk of owner
89
Structural engineer provides what drawings?
Foundation drawings, floor framing plans, load- bearing wall drawings and details
90
Which consultants are part of the architect's basic services and don't command an extra fee for the architect to coordinate?
Mechanical, electrical, structural
91
Slack
One task finishes 10 days early but the next sub isn't scheduled to start for 10 more days. There are now 10 days of stack between these two tasks. Measure task- specific slack, or whole project slack
92
Project perfection syndrome
Pursuit of over-detailed, over-quality work against the phase and needs of a project claw of diminishing returns)
93
AIA A 101
Owner-contractor fee with a stipulated sum., assumed default for ARE.
Structures the fee, focuses on items that change from project to project - address, name of contractor, date of substantial completion, unit prices, arbitration is litigation etc.
Compliments A 201 which defines terms and vocab and other things that do not change from project to project,
94
Mechanical engineer provides what drawings?
Heating drawings and specifications, HVAC systems, plumbing systems.
95
Name the advantages and disadvantages of a multiple prime contract project delivery method.
Multiple prime: no single general contractor. All separate- core and shell, finish out, MEP, etc. The owner coordinates the project and contractors, mostly public projects and some states require thes for public projects like schools, firehouses, city halls.
Disadvantage is with an overall gc, there can he chaos in chain of command, accountability and delayed scheduling. Clear line of communication is critical
Advantages: lower cost (skips middleman) and faster schedule are possible in theory but often not realized
96
Traditional design-bid- build
Default for exam- used to be most common. Benefit IS low cost, architect creates contract docs, contractor bids a fixed price usually lowest (responsive) bidder wins the contract, takes longer, costs less, less likely to be corrupt in contractor selection so almost always used on public projects
97
Construction manager as advisor
Lower risk for owner. Cm is hired to consult-on constructability, cost, technical issues early in the design process. Cm does not build the building
98
Construction manager as agent
Benefit IS low risk to owner. Owner hires the construction manager and they take the risk of hiring an architect and a contractor. Cm is an expert at keeping on schedule and on budget. Cm doesn't build the building but takes on the legal tasks in the contracts they administer
99
Construction manager as constructor
Benefit is a fast schedule. Also called "construction manager at risk " CM.- replaces the contractor and hires subcontractors to complete the build-faster because cm hired early and they provide early cast estimating and low risk for owner because the risk of being on budget is transferred to cm cm can be incentivized to drive up cost or down quality because that means higher profit
100
Design-build
Benett slow risk for owner. Architect and contractor are a single business entity fewer conflicts between designer and constructor, but less oversight of building quality by architect. Cost determined before design is competed. One contract for owner
101
Negotiated Select team
Benefit is quality. Negotiated select team is a type of design-bid-bald. Solid contractor selected early and given a contract that guarantees the contractor a profit (% of cost) - and covers contractor overhead. Fabrication starts early (faster) and high quality but more expensive because there is no low-bidder- - construction cost determined after design
102
Cost-plus-fixed fee
Benefit is scope flexibility. Contractor selected after construction documents and promised a fixed profit, regardless of building cost, gives extreme flexibility for uncertain conditions. Because profit is fixed in advance and independent of building cost, the contractor is disincentivized from allowing costs to balloon or running up change orders
103
Bridged Design build
Benefit is low risk for owner, Design architect hired to create 35%, drawings then drawings gots design-build firm, more oversight than design-build because the bridging consultant (design architect) is independent of the design build firm. Less risky than design build and higher quality. More expensive and takes longer.
104
Integrated Project delivery
Owner, architect and contractor pan to form a single entity and share risks and profits, more collaborative, more transparent fewer law suits; but less clarity as to Who is responsible for what, whose insurance covers mistakes, and who owns intellectual property
105
When do we use phased construction?
When a project needs to be built in stages instead of one continuous process
When operations must continue uninterrupted _ when the project will grow as needed - when the client wants to turn profits from a portion before its all complete
106
Which part of a building do you design during the programming phase?
None of it - this is a fact gathering phase -
107
Bidding documents vs project manual vs contract documents
Contract documents - include contracts, conditions, specifications, drawings
Project manual- includes specifications, conditions and contracts, and bidding requirements
Bidding documents have all of these plus addenda and additional resource drawings
Instruments of service have all of this plus photos, models, sketches, etc.
108
What is a construction contingency?
Money set aside by the owner (as part of the budget) to cover unexpected building costs that inevitably arise through a project,
109
What are the 3 types of integrated Project delivery (ipd)?
Single purpose entity: you as the architect create a temporary legal agreement to create A new LLP company with a developer and contractor to design and build a data center - The new company paid your design costs plus a very small fee. Upon completion, the new company sells the data center to Google and you earn some of the profits associated with the sale. Thus is a high risk model with a big potential up-side, and it confuses your tax accountant, confuses your insurance agent and muddles the management roles in the new company.
Project alliance: A but less risky you as the architect are hired by a developer to designa data center. The developer pays you or losses r team for then time- direct costs-but not for your overhead or profit. The developer, contractor, and you team up, agreeing to work with one another as partners and to not sue each other, IF the data center meets some pre agreed upon metrics I comes in under budget etc, you are eligible for bonuses IF the developer sells the data center to google at a loss, you are not on the hook, but you would not receive a profit either.
Relational contract: just like the Project alliance option, only the three parties - owner, contractor, and architecture less of a team. Evertone can sue each other, like in a design-bid -build, and the owner retains authority to make the call on issues that arse, overriding the contractor and architect, because you are not really partners.it is still IPD because your financial success is still tied to the overall projects Financial success
IPD's selling point is flexibility, and while these 3 types of IPD have emerged as common flavors, know that all all IPD contracts fall under one of these 3 types
110
Addendum vs bulletin
Addenda: change happens after bidding begins but before bidding ends. Does not require a change order because cost and schedule impacts are incorporated into the bed. Addenda are labeled with letters
Bulletin ( also called a modification ): happens after the bidding and often after the construction contract is signed bulletins may trigger a change order because they alter the contract after it has been signed, bulletins are numbered.
111
What is construction contingency?
Money set aside as part of the cost st work to pay for unforeseen circumstances
112
When can the owner terminate his contract with the architect?
Anytime for any reason. (For convenience) If the owner restarts the project with another architect, he legally protects the first architect from legal claims based on the project built with the kernel of the first architect's half finished drawings
The architect or the on her can terminate (for cause) - the other party failed to meet the terms of the contract
The contract automatically terminates one year after substantial completion
113
When can the owner terminate his contract with the contractor?
For cause-only after the architect has formally and independently certified that the owners causes legit
Or for convenience because the owner wants to (like financing fell through)
If the contractor has a performance bond that will pay for the completion of the work when the contractor flakes, the surety must also he notified
Canceling any of the contracts require seven days' written notice
114
After someone cancels the owner- architect agreement for cause, can the owner still use the instruments of service to complete the building?
If the owner terminates for cause, the owner can continue to have access to the drawings to complete the project IF the architect terminates the contract for cause, the owner may not use the architects drawings '
115
What is included in the contract documents?
Everything the contractor needs to build the work - construction drawings, specs, addenda, change orders, amendments to the contract, "minor changes to the work", construction change directives, bidding documents
116
Amendments to the contract
Changes to the contract agreed upon between the owner and contractor outside of scope, cost, schedule adjustments that change orders cover. Signed by owner and contractor, not architect
117
Who pays for something unforeseeable?
Architect - codes, utilities, public safety, communicating design intent
Contractor-building exactly what is in the contract and building it perfectly
Owner-pays for anything else that is neither the contractors error nor the architects error
118
Non conforming work
Owner-accepted non conforming work should be noted in the architects certificate of substantial competition
Architect must notify the contractor in writing that work does not meet the requirements of the contract - copy the owner
Reject app for payment or portion there of until it is corrected
Owner cannot accept non conforming that conflicts with code or safety
Architect is not liable for finding non conforming work
119
"As constructed record drawings" or "as designed record drawings "
All supplemental services that conte requested and paid for by owner. Prepared by contractor or architect
120
Fast-track scheduling
Saves time by overlapping the design schedule with the construction schedule.
Regress close coordination, staged bidding, phased building, and usually a construction manager to stay on top of scheduling
Problems associated with overlaps are expected and the architect should charge for a supplemental service to account for all the extra coordination involved
121
Who pays for permitting?
The owner pays for building permitting and the contractor pays for construction permitting (and inspections)
Municipalities dictate what permits and processes are required
122
The owner and contractor go to court or arbitration and the architect is called as a witness. What should the architect to?
Serve as a witness and charge for the time
123
Minor change in work vs ASI
Minor changes in work are issued as an ASI (change the paint color) but an ASI can be more than a change in work, it can also add instruction or clarify
124
When negotiating a contract in each of the 3 main roles, what is the most important priority ( or single most significant goof)?
Owners - insufficient insurance and insufficient indemnity from third parties (like if the contractor injures someone walking by the site)
Architects - over-involvement in means and methods for construction
Contractors cloudiness in the payment process
125
What are the most common claims against architects (that succeed)? If you had a single piece of advice for architects to win a calm, what world you suggest they do? ( either in contract negotiation, execution of work, or once the claim is filed?
Architects should document everything during construction
Limit their overall liability with a cap in the contract
126
Based on the AIA A201, what mechanisms do the owner, architect, and contractor have to speed up the schedule of the project? How would this be implemented and what would be the financial and legal repercussions?
Acceleration - basically, just a change order to shorten the critical path, pay more for overtime, etc.
127
B 101 additional charges during construction
The B 101, in order to avoid construction delays, opts to have the architect charge for the following add services (after notifying the owner promptly, explaining the need for the extra work, and the owner promptly replying affirmatively)
Reviewing submittals out of sequence from the submittals schedule
Responding to excessive frivolous, spurious, and unnecessary RFIs
Preparing change orders and construction change directives that require evaluation of the contractor's proposal
Evaluating an extensive number of claims as the initial decision maker
Evaluating substitutions proposed by the owner or contractor and changing the drawings and spect to accommodate them
128
How accurately does the architect need to do the cost est mating?
Not very - AIA B 101 - the architects estimate shall be based on current area, volume, or similar conceptual estimating techniques - detailed estimate is a supplemental service
129
When does the consultant get paid?
After the owner pays the architect for the work - typically monthly
130
Are RFIs part of contract documents?
No-not unless they are later added as a change older or addendum
Submittals are also not part of contract documents
To be part of contract documents you must have been present at the signing of the contract or be part of an official change to the contract
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What equipment is the architect / consultants responsible for selecting?
Fixed equipment- fume hoods, counters, sprinkler systems, finishes HVAC, communications - things that are attached and integral to the building
Not responsible for movable equipment-computers, furniture etc. - you must provide the space for these though
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Is compliance with an authority-having-jurisdiction (ahj) request considered a basic or supplemental service?
It A HJ is regulating zoning, life safety etc-yes, IF they are certifying LEED -no.
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What is the construction cost index?
An overall measure of non- residential construction, referenced to some past date, to describe the average change in construction costs over time ( national average)
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What is the city cost index?
It costs more to build the same building downtown as in the country - how we localize the estimate and adjust for the location
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Reimbursable expenses
Project costs incurred by the architect and passed along to the owner
Transportation, permitting, plotting, postage taxes, site office expenses, Leed, well, passive house certification fees. The architects consultants professional liability insurance IF the owner requires it exclusively for the project and approves the expense
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Alta survey
Shows utility locations
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Design-negotiate-bid
Similar to design-bid-build, but the owner selects his contractor and negotiates the project cost with with just that one contractor (instead of selecting from multiple contractors bidding)
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What insurance policies are architects and consultants required to have?
Professional liability
General lability
Workers compensation
Employers lability insurance
Auto insurance
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When do we issue specifications?
SD - narrative specifications
DD - outline specifications
CD - full specifications
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Design assist services is delegated design
Design assist services: pairs well with design-build. (Can become bridging consultant) an architect hired to prepare an RFP, select a site, establish reasonable deadlines and budgets and prepare the clients for the process
Delegated Design: when" design by others" IS on the drawings, it IS the contractors responsibility to have the fabricators engineer draw the specialty technical assembly
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Contractor performance bonds owner benefit
Never pay for anything twice
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An architect creates a CD set for a proposed renovation of an old shoe factory into a new distillery. She assists the owner in preparing the bids, but each of the bids exceeds the budget by 15 % working under A IA B101 what are plausible options for the outcome?
The architect and owner amend the contract to reflect a higher budget
The architect redesigns to meet budget
The owner finds more financing and selects the second-lowest bidder and offers him the construction contract
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Which are part of the project manual?
AIA A 101 agreement
A drawing change made after the G C contract is signed
Instructions to bidders
Master specs
Almost everything in 8.5x11 - so not the construction drawings
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An owner is building on a brownfield. He picks cast-plus- fixed fee for the contractor delivery method. Why?
Limit the scope of the project - limit change orders and scope creep
Brownfield has unknown expenses
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Who is responsible for utilities to the property, outside the property line, even if they are only for the property?
Municipality - could still charge owner, but the municipality is responsible
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In design-build, who reviews the contractors pay app?
Owner
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According to A IA B101, IF a contract is on hold for more than 90 days before bidding, how should the architect adjust their fee?
If the bidding phase does not start within 90 days after the architect submits construction documents I the owners budget is to be adjusted to reflect changes in costs for construction
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Milestone chart (scheduling)
Used for short-duration projects with relatively few tasks and fees typically under $35,000
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At what phases do you have client review and approval?
Schematic design, design development, construction documents
