An Overview of the Building Delivery Process: How Buildings Come Into Being

1. An Overview of the Building Delivery Process:How Buildings Come Into Being Chapter 1

2. Building Delivery Process • Invoke first principles • idea (owner ) • building design (architect, engineer) • construction (contractor/construction • manager)

3. Project Delivery Phases • Predesign • Design • Preconstruction • Construction • Postconstruction

4. 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)

5. Predesign Phase • Define building program • Assess economic feasibility • Site assessment and/or selection (Ch. 2) • Assess governmental constraints (Ch. 2) • Select design team

6. Building Program • Detailed written document used to guide design • reduce liability risk for architect • avoid misinterpretation

7. Building Program • Activities • Functions • Space requirements • Space sizes • Adjacencies

8. Economic Feasibility • Owner’s budget • Cost/benefit analysis • Availability of financing

9. Design Team • Typical design team under traditional contractual organization

10. Consultants • Civil and structural engineers • Mechanical, electrical, plumbing & fire protection • Geotechnical • Acoustical • Landscape architect • Building type specialist

11. Relationships between design team members • Relationships between design team members

12. Design phase components • Schematic design • Design development • Construction documents

13. Schematic Design • Overall design concept that illustrates key ideas of the design solution. • Graphic solution to owner’s program • Multiple revisions

14. Design Development Work with consultants to develop practical and pragmatic solutions to building systems: envelope, structure, interior systems, MEPF, etc.

15. Construction Documents • Documentation required by the contractor to construct the building: • Drawings • Specifications

17. Construction Drawings • Dimensioned drawings that delineate the building • floor plans • elevations • sections • large scale details

18. Specifications • Written technical descriptions of design intent.

19. Construction Documents

20. MasterFormat • Standard organizational format for specifications • Constructions Specifications Institute (CSI)

21. MasterFormat Numbering System

24. Divisions 2 - 14: Facilities Construction Subgroup • Visualize construction process

25. Division 00 - Procurement & Contracting • Advertisement for bids • Invitation to bid • Instruction to bidders • Prebid meetings • Land survey information • Geotechnical information

26. 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

27. 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

28. 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

29. Preconstruction Phase • General Relationships: Construction Team

30. Methods of Selecting a General Contractor • Competitive bidding • Invitational bidding • Negotiated contract • Multiple prime contracts

31. Bidding Documents

32. 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

33. Surety Bonds • Bid bond • Performance bond • Payment bond

34. Competitive Bidding - public projects • Advertisement for bids • Bid documents • Qualification of bidders • Bid bond

35. Invitational Bidding - private projects • Competitive process • Pre-screened (invited) general contractors

36. 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

37. 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

38. Construction Phase • Implement contract documents • Submittals • shop drawings • mock-ups • material samples • product data • certifications • calculations

39. Architect’s review stamp

40. 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

41. Postconstruction Phase - project closeout • Substantial completion • Punch list • Certificate of final completion • Record documents

42. Design - Bid - Build (Traditional ) Process

43. Construction Management

44. Construction Management At Risk - CMAR

45. Design - Build • Single firm designs and constructs the building • cost plus • lump sum