Transcript Chapter 1 An Overview of the Building Delivery Process:

Chapter 1
An Overview of the Building
Delivery Process:
How Buildings Come Into Being
Building Delivery Process
 Invoke first principles
 idea (owner )
 building design (architect, engineer)
 construction (contractor/construction
 manager)
Project Delivery Phases
 Predesign
 Design
 Preconstruction
 Construction
 Postconstruction
Predesign Definition
“The owners’ objectives, schedule, constraints
and criteria including space requirements and
relationships, special equipment, flexibility,
expandability, systems and site requirements”
From: Standard Form of Agreement Between Owner
and Architect (AIA Document B141)
Predesign Phase
 Define building program
 Assess economic feasibility
 Site assessment and/or selection (Ch. 2)
 Assess governmental constraints (Ch. 2)
 Select design team
Building Program
 Detailed written document used to guide
design
 reduce liability risk for architect
 avoid misinterpretation
Building Program
 Activities
 Functions
 Space requirements
 Space sizes
 Adjacencies
Economic Feasibility
 Owner’s budget
 Cost/benefit analysis
 Availability of financing
Design Team
 Typical design team under traditional contractual organization
Consultants
 Civil and structural engineers
 Mechanical, electrical, plumbing & fire
protection
 Geotechnical
 Acoustical
 Landscape architect
 Building type specialist
Relationships between design team
members
 Relationships between design team members
Design phase components
 Schematic design
 Design development
 Construction documents
Schematic Design
Overall design concept that illustrates key
ideas of the design solution.
Graphic solution to owner’s program
Multiple revisions
Design Development
Work with consultants to develop practical and
pragmatic solutions to building systems:
envelope, structure, interior systems, MEPF,
etc.
Construction Documents
Documentation required by the
contractor to construct the building:
Drawings
 Specifications

Drawings Specifications
Graphic Written
Product/material shown many Product/material described
times only once
Product/material generic Product/material specific
Quantity Quality
Location established Installation requirements
established
Size, shape, relationship of Description, properties,
building elements characteristics and finishes of
building elements
Construction Drawings
 Dimensioned drawings that delineate the
building
 floor plans
 elevations
 sections
 large scale details
Specifications
 Written technical descriptions of design intent.
Construction Documents
MasterFormat
 Standard organizational format for
specifications
 Constructions Specifications Institute (CSI)
MasterFormat Numbering System
Level 1
Level 2
Level 3
Divisions
Sections
Subsection
01-50
00
00
Divisions 2 - 14: Facilities Construction
Subgroup
 Visualize construction process
Division 00 - Procurement &
Contracting
 Advertisement for bids
 Invitation to bid
 Instruction to bidders
 Prebid meetings
 Land survey information
 Geotechnical information
Division 00 - Procurement &
Contracting (continued)
 Bid forms
 Owner-contractor agreement forms
 Bond forms
 Certificate of substantial completion form
 Certificate of completion form
 Conditions of the contract
Division 00 - General Requirements
 Summary of work
 Price and payment procedures
 Product substitution procedures
 Contract modification procedures
 Project management and coordination
 Construction schedule and documentation
Division 00 - General Requirements
(continued)
 Contractor’s responsibility
 Regulatory requirements (codes, laws,
permits, etc.)
 Temporary facilities
 Product storage and handling
 Owner supplied products
 Execution and close-out requirements
Preconstruction Phase
 General Relationships: Construction Team
Methods of Selecting a General
Contractor
 Competitive bidding
 Invitational bidding
 Negotiated contract
 Multiple prime contracts
Bidding
Documents
Bidding Documents/Contract Documents
 Design team must produce graphics and text
to convey design intent to contractors, and
assure
 accurate and competitive bids
 detailed and descriptive submittals
 efficient and accurate construction process
 minimal questions, revisions or changes
Surety Bonds
 Bid bond
 Performance bond
 Payment bond
Competitive Bidding - public projects
 Advertisement for bids
 Bid documents
 Qualification of bidders
 Bid bond
Invitational Bidding - private projects
 Competitive process
 Pre-screened (invited) general contractors
Negotiated Contract - private projects
 Pre-qualified, trusted general contractor
 General contractor involved during design or
predesign phase
 Helps control costs
 Competition among subcontractors and
material suppliers
Multiple Prime Contracts - fast track
delivery
 Form of negotiated contract used to speed up
construction time
 Multiple construction phases and contractors
 Extensive coordination and sequencing
required
Construction Phase
 Implement contract documents
 Submittals
 shop drawings
 mock-ups
 material samples
 product data
 certifications
 calculations
Architect’s review stamp
Construction Contract Administration
 Review and approve submittals & shop
drawings
 Observe construction
 Prepare change orders (if required)
 Interpret contract if needed
 Certify pay requests
 Inspect work
Postconstruction Phase - project closeout
 Substantial completion
 Punch list
 Certificate of final completion
 Record documents
Design - Bid - Build (Traditional )
Process
Construction Management
Construction Management At Risk CMAR
Design - Build
 Single firm designs and constructs the
building
 cost plus
 lump sum