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An Overview of the Building Delivery Process: How Buildings Come Into Being. Chapter 1. Building Delivery Process. Invoke first principles idea (owner ) building design (architect, engineer) construction (contractor/construction manager). Project Delivery Phases. Predesign Design
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An Overview of the Building Delivery Process:How Buildings Come Into Being Chapter 1
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
Construction Drawings • Dimensioned drawings that delineate the building • floor plans • elevations • sections • large scale details
Specifications • Written technical descriptions of design intent.
MasterFormat • Standard organizational format for specifications • Constructions Specifications Institute (CSI)
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/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
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 - Build • Single firm designs and constructs the building • cost plus • lump sum