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

1
An Overview of the Building Delivery ProcessHow
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

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Building Program

• Activities
• Functions
• Space requirements
• Space sizes
• Adjacencies

8
Economic Feasibility

• Owners 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

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Relationships between design team members

• Relationships between design team members

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Design phase components

• Schematic design
• Design development
• Construction documents

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Schematic Design

• Overall design concept that illustrates key ideas
  of the design solution.
• Graphic solution to owners 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

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Drawings Specifications
Graphic Written
Product/material shown many times Product/material described only once
Product/material generic Product/material specific
Quantity Quality
Location established Installation requirements established
Size, shape, relationship of building elements Description, properties, characteristics and finishes of building elements

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Construction Drawings

• Dimensioned drawings that delineate the building
• floor plans
• elevations
• sections
• large scale details

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Specifications

• Written technical descriptions of design intent.

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Construction Documents
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MasterFormat

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

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MasterFormat Numbering System
Level 1 Level 2 Level 3
Divisions Sections Subsection
01-50 00 00
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Divisions 2 - 14 Facilities Construction Subgroup

• Visualize construction process

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Division 00 - Procurement Contracting

• Advertisement for bids
• Invitation to bid
• Instruction to bidders
• Prebid meetings
• Land survey information
• Geotechnical information

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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

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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

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Division 00 - General Requirements (continued)

• Contractors responsibility
• Regulatory requirements (codes, laws, permits,
  etc.)
• Temporary facilities
• Product storage and handling
• Owner supplied products
• Execution and close-out requirements

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Preconstruction Phase

• General Relationships Construction Team

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Methods of Selecting a General Contractor

• Competitive bidding
• Invitational bidding
• Negotiated contract
• Multiple prime contracts

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Bidding Documents
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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

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Surety Bonds

• Bid bond
• Performance bond
• Payment bond

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Competitive Bidding - public projects

• Advertisement for bids
• Bid documents
• Qualification of bidders
• Bid bond

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Invitational Bidding - private projects

• Competitive process
• Pre-screened (invited) general contractors

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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

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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

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Construction Phase

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

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Architects review stamp
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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

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Postconstruction Phase - project closeout

• Substantial completion
• Punch list
• Certificate of final completion
• Record documents

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Design - Bid - Build (Traditional ) Process
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Construction Management
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Construction Management At Risk - CMAR
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Design - Build

• Single firm designs and constructs the building
• cost plus
• lump sum