Project Management Flashcards
Overall building efficiency ratio
R/u ratio
Gross-up factor
Grossing factor
Measure of efficiency and profitability for the owner - especially important in commercial office space construction
Overall building efficiency ratio
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
R/u ratio / gross - up factor
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,
Grossing factor
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
Gross floor area (for programming)
Measured to the exterior face of the building
Go run
Gross
Rentable
usable
Net
Gross floor area (for code)
To the inside face of Interior walls
Go run
Gross
Rentable
usable
Net
Rentable floor area
Excludes elevators and stairs
Go run
Gross
Rentable
usable
Net
Usable floor area
Excludes elevators, stairs, lobbies, lavatories
Go run
Gross
Rentable
usable
Net
Net floor area
Excludes elevators, stars, lobbies, lavatories, corridors
Go run
Gross
Rentable
usable
Net
Zones of occupancy
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
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?
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.
Business entity concept
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,
What are accessory occupancies?
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
If the owner suspends the project, the architect can….
Suspend work
Require payment for work- to-date
Require payment of delay caused expenses
Submit a new schedule
AIA E204 2017
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
Architect’s responsibilities to prepare for bidding
Finish CDs
Administrate bidding
Update cast estimates
Task dependency
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
Prime contract
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)
How does the owner pay the contractor?
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.
Supplemental instructions to bidders is Architects supplemental instructions
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
Top down vs bottom up project budgeting
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 )
Smoke pencil
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.
If the contractor requires information from the owner, the architect has_____ days to give that information to the contractor.
7
If the owner provides building materials, does the architect still get the 7% of construction costs as fees?
Yes, the budget is based on the cost of work and labor regardless of if materials are supplied the owner by
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
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
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
Contract documents include
Addendum, change order, ASI (architect’s supplemental information), construction change directive
Addendum
A change made to the drawings after the project goes out for contractor’s to bid, but before the bids are due
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
ASI (architects supplemental information)
A clarification or interpretation of the drawings or specs that does not change the cost or schedule
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
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
C Corporation
Large company with public stocks and double taxed like google. Not usually arch firms
Descriptive specifications
Detailed written information on requirements for material and product quality, including installation
Prescriptive specifications
Detailed means and methods of construction
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
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
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.
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
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)
ADA clear floor space
30” wide by 48” deep
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)
Electrical engineers design which building systems?
Data and telephone systems
Power system drawings and specifications
Signal system
Lighting system
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
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
Corporate memory
Organizational or institutional accumulated body of data, information, and knowledge. Part of quality control is to organize this info clearly and efficiently.
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
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
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
AIA G 601
RFP for a survey
AIA G602
RFP for a geotechnical report
AIAG2O1
Digital data protocol
AIA G201
BIM protocol
AIA A701
- Instructions to bidders _ includes procedures for bid process, bond requirements, and complements A201
Test boring
Procedure by geotechnical engineer on sol. Tests: ability to support the building, permeability, potential soil contamination
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
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
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)
