Project & Practice Management

Question 1

Describe the role of a Project Manager (PM)

Answer 1

As architects have become involved in more complex projects, employ more consultants for specialized work, and use fast track delivery approaches, the role of project management has become indispensable. Successful administration and coordination of these projects has generated a distinct architectural discipline in order to relieve the burden on design and production teams.

The Project Manager (PM) should possess leadership qualities, be trained architecturally, and have a background in design and production. to avoid confusion, within the same office all PM’s should follow the same standardized procedures defined by office policy. For large offices, a project management department headed by a general partner is essential. For small offices, the same duties may be performed by principals or associates. As the central figure, a PM is responsible for the project team, and balancing design issues with the schedule and the budget, in order to satisfy the client. Specific responsibilities may include: preparing and reviewing contracts and correspondence between architect and owner, contractor, or construction manager, scheduling deadlines and meetings monitoring job progress, billing and invoicing, and handling requisitions such as change orders.

Question 2

Fixed Limit

Answer 2

A written agreement signed by the owner and the architect that defines the maximum allowable construction cost.

The architect has the authority to specify the quality of materials and equipment. However, if the lowest bid exceeds the agreed amount the architect may be required to revise the drawings and specifications in order to reduce the cost of construction.

Question 3

A client proposes construction of a vacation home on an undeveloped plot of land. What are the architect’s principal concerns in analyzing this site?

Answer 3

Views,
Pedestrian and automobile accessibility,
Soil conditions,
Solar orientation,
Utility access,
Municipal service,
Wind patterns,
Zoning,
Easements,
Deed restrictions,
Land values

Question 4

Name two site factors that can make the construction of a basement cost prohibitive.

Answer 4

1. Bedrock at or just below grade
2. A high water table

Both of these conditions affect excavations, foundation work, installation of utilities, and landscaping. The removal of bedrock through blasting or other labor intensive methods and special waterproofing considerations are often factors in making design decisions.

Question 5

Order of Site Work

Answer 5

1. Set batter boards.
2. Remove and save top 6 inches of soil.
3. Earth Work: Grading and excavation.
4. Rough Grading: Addition or removal of earth prior to construction.
5. Finish Grading: Preparation for landscaping prior to the end of construction.

Question 6

The benefit of a low life cycle cost may result from a _____ cost of construction.

1. Low
2. High

Answer 6

2. High
   A high construction cost may indicate the use of high quality, long-lasting, or efficient building materials. This typically results in lower operational costs over the life of a building. The architect may help to evaluate the long term goals of an owner. One factor used to help establish an appropriate construction cost is the amount of time an owner expects to occupy a building. A design strategy that may reduce a high construction cost is the use of repetitive or prefabricated elements.

Question 7

Effluent

Answer 7

Liquefied sewage that flows from a building’s disposal system into the public sewer system or to a private, on-site system (septic tank or leach field).

Question 8

Bid Bond

Answer 8

A surety in the form of a forfeiture bond that is required by public agencies and some private owners. It is submitted with a bid and guarantees that a bidder, if awarded a contract, will enter into the contract within a specified time and in accordance with the requirements of the bidding documents. the bonds are usually made for 5 to 10 percent of the bid amount and are activated if the selected bidder refuses to sign the contract. (see AIA Document A310-1970)

Question 9

Labor often comprises what percentage of the construction cost?

(A) 10 percent
(B) 25 percent
(C) 50 percent
(D) 75 percent

Answer 9

(C) 50 percent
Labor costs account for a substantial portion of the construction cost, often as much as 50% or more. Therefore, the architect should endeavor to minimize the amount of on-site labor. The use of repetitive elements or prefabricated components are two methods used to speed construction and reduce labor costs.

Question 10

Construction change directive

Answer 10

A written order prepared by the architect, signed by the architect and owner, directing a change in the work. It is used in the modification of a project when the owner and contractor have yet to reach and agreement on a change in Contract Sum and Contract time and if the modification is not implemented expeditiously, a delay in the project may result. the contractor has the right not to sign the document but is obligated to perform the work and the architect must then determine the adjustment to the contract.

Question 11

An owner must decide whether to carpet or tile 15,000 sq. ft. of circulation space in an office building he intends to occupy for 20 years. Carpet has and initial cost of $6.50 per sq. ft. and and operational cost of $2,300 per year. Tile has an initial cost of $8.75 per sq. ft. and an operational cost of $575.00 per year. Which material has the lowest life-cycle cost?

Answer 11

Tile
Although the tile has a lower life cycle cost, the final decision would most likely be based on additional factors such as inflation and aesthetics.

Question 12

The process of establishing and accounting for the cost of construction items and systems for the estimated useful existence of a building is an analysis of the  \_\_\_\_\_\_?
(A) replacement cost approach
(B) life-cycle cost
(C) maintenance management index
(D) initial cost

Answer 12

(B) life cycle cost
This is the initial and operational cost of a building component or system during the estimated useful life span of a building. It includes maintenance costs, taxes, financing, fuel consumption, replacements, and renovation and is used to analyze the trade-offs between initial and long term costs. these costs can be projected or time and compared to determine the most economical approach. for example, it may be more economical to replace a roofing material every twelve years than purchase a material that will last for twenty years. Or, purchase higher quality automatic plumbing fixtures in order to reduce the long term maintenance, utility, and replacement costs.

Question 13

Site visit documentation

Answer 13

In order to properly record observations during a site visit, the architect may fill out a Field Report. This report may contain, but is not limited to:
1. the date and time of the observation
2. current work activity
3. Project progress compared to the project schedule
4. Names of people present
5. Weather conditions
To facilitate accurate documentation, which may become evidence in subsequent legal proceedings, the architect may bring to the site; a copy of the previous report, a current set of drawings, a camera, an audio or video tape recorder, or journal for personal notes or reminders.

Question 14

Aside from the direct cost of construction, what factors are included in the project budget?

Answer 14

This is the sum, established by the owner, that is available for the entire project. Included in this budget is the cost for: land, demolition work, landscaping, furniture, equipment, financing, taxes, insurance, professional services such as architect’s or legal compensation, and contingency allowances for unforeseen expenses.

Question 15

A soil test is requested by the architect. In most cases, who will pay for the test?
(A) The contractor
(B) The owner
(C) The architect
(D) The soil engineer

Answer 15

(B) The owner
It is recommended that the owner, not the architect, furnish the services of a geotechnical engineer. These services may include test borings, test pits, percolation tests, tests of subsoil conditions, etc. These tests are not part of the architect’s basic services. Because the information is furnished by the owner, the architect does not assume liability for the accuracy and completeness of the tests (see AIA Document B101-2007). the owner may use AIA Document G602-1993 to request proposals for these services.

Question 16

Change Order

Answer 16

A written amendment to the construction contract, prepared by the architect, and signed by the owner, and contractor (and by the architect if it is required by the general conditions). It is an agreement to modify a portion of the work and defines its impact on the contract sum and the contract time.
This authorization is used to accommodate some unforeseen condition during construction. For example, a particular stone cladding is no longer available and the owner has selected another type that may be a different price or take longer to acquire.
The architect does have the authority to authorize minor changes in the work where there is no change in cost or construction time (see AIA Document A201-2007)

Question 17

What are the main elements that comprise construction cost?

Answer 17

This is the total estimated cost to the owner for all elements of a project designed or specified by the architect. These elements include:
1. Labor
2. Materials
3. Equipment
4. Contingencies
5. Contractor overhead and profit
It does not include the architect’s compensation, the cost of the land, or the cost of financing.

Question 18

Name and describe the three approaches to cost estimating, according to the AIA.

Answer 18

AREA, VOLUME, and OTHER SINGLE-UNIT RATE METHODS: Use primarily in the programming and pre-design phases, this approach involves calculations based on definable units, such as the number of hotel rooms or the number of parking spaces in a garage,. Calculations can also be based on cost per square foot or sometimes cubic foot. In addition, estimates can be based on the price of each type of space in a project. For example, a restaurant may have different square-foot-cost factors for the dining are, kitchen and bar. 
ELEMENTAL METHODS (ASSEMBLIES AND SUBSYSTEMS): Commonly used in the schematic design phase, this approach involves dividing a building into several functional categories such as partitions, foundations, finishes etc, and assigning a target cost to each, Building cost is estimated based on the sum of its elements.
QUANTITY SURVEY METHOD: this extremely detailed approach, used during the design development and construction documents phases, involves calculations for each component of a building. For example, the length of all wiring and duct runs is measured as well as all necessary trim, cover plates, vents, etc. Prices are assigned to each material and include allowances for labor, time, and contractor overhead and profit. While appropriate for contractors, the architect is likely to use this approach only to analyze alternatives to a specific design decision.

Question 19

With regard to Project Delivery, define Construction Management (CM).

Answer 19

This is on of the three main methods of project delivery. Under a CM approach, an owner hires a construction manager in addition to an architect and a contractor, usually on complex or fast-track projects. they provide budget, scheduling, construction and technical expertise and work with the architect.
There are three types of CM project delivery:
1. CM-Advisor: Advises the owner regarding budget and constructability issues during design and construction.
2. CM-Agent: Hired by the owner first, the CM manages the entire project on behalf of the owner.
3. CM-Constructor: Hired by the owner at 30% of design completion. Advises the owner prior to construction and then builds the project, usually for a guaranteed maximum price (GMP).

This service can be provided by an architect, contractor or other qualified party.

Question 20

Under what conditions might the feasibility of installing underground electrical power lines be in question?

Answer 20

Areas where bedrock or a high water table exist near the surface may case excavation to be prohibitively expensive. It may be necessary to request that an owner furnish geotechnical information in order to determine the feasibility.

Question 21

Critical Path Method (CPM)

Answer 21

A graphical scheduling method where all of the tasks necessary to complete a project are charted in the sequence in which they must occur. The sequence is delineated by arrows that connect tasks and identify the interrelationships and time needed for the different project phases.

Unlike the Bar Chart Method of scheduling, the CPM shows all dependent relationships among tasks, making it far more informative.

Computers are often used to develop the CPM for larger and more complex projects where the number of tasks and relationships would otherwise be too unwieldy to manage.

When applied to construction scheduling, the CPM saves time and money by allowing for the efficient sequencing of tasks.

Question 22

Name the most common method of determining land value.

Answer 22

The “market” approach.

The surrounding neighborhood is assessed to determine the sale price, per square foot or per acre, for lots of approximately the same size. Value adjustments are made for any unique feature a lot may have.

Question 23

When is the architect responsible for estimating the cost of construction?

Answer 23

At the end of the schematic design phase, the architect must submit a preliminary estimate of construction cost to the owner. This estimate is based on current area, volume, or unit cost.
Preliminary estimates of construction submitted by consultants are also included. Although these should always be prepared with reasonable care, they are only a general estimate based upon the construction knowledge and experience of the consultants.
At the end of both the design development and construction documents phase the architect must notify the owner (preferably in writing) of any adjustments to the estimate or that the estimate is unchanged. If the owner required more detailed estimates it would be treated as an optional additional service for an additional fee.

Question 24

When does the architect have the authority to order an aesthetic design change that will add two weeks to the construction time?
(A) With the owner’s verbal approval of the changes.
(B) With the contractors approval in writing.
(C) Any time during the construction administration phase.
(D) Upon completion of a change order.

Answer 24

(D) Upon completion of a change order.

The architect may order changes affecting the contract time or contract sum only with the consent of the owner in the form of a construction change directive, or with the additional consent of the contractor in a a change order.

Question 25

1. Cost Plus Fee
   vs.
2. Percentage of Construction Cost

Answer 25

1. An owner/contractor or owner/architect agreement in which the contractor is reimbursed for the actual expenses to perform the work, including salaries, employee benefits, office overhead, etc., plus a negotiated fee for profit. Usually includes a guaranteed maximum price (GMP). (see AIA Document A102-2007)
2. A method of compensation for construction or professional services based on a percentage of the total cost of construction. (see AIA Document B101-2007)