Construction Documents Drawings Specifications Bid documents Construction Sketches and other data

Background

When are Contract Documents needed?  Any time you need to communicate to a contractor  Consultants  Not the best way to communicate with a client, although they have final approval

Phases of Design:

Where’s the contract part?

In your contract…  Schematic Design Prepare design analysis and alternatives Typically diagrams and concepts boards Sketches in perspective, plans and elevations Occasionally materials swatches and square-foot cost estimate  Design Development Detailed dimensional study of chosen scheme Code analysis Most typically plans, sections, elevations, and a full materials board Cost Estimate Occasionally photo-realistic renderings to examine complex design situations  Construction Documents Complete drawn description of all elements of the project Complete written description of all products, including where and an how they are to be used  Bidding and negotiation Assist in preparing and distributing copies of all documents Answer contractor questions Prepare and distribute sketches, request for information (RFI) responses and addenda Advise you client about issues that arise  Construction administration Visit site to verify compliance with the contract documents Answer questions; distribute RFI’s and addenda Advise you client Prepare punch list and certificate of Substantial Completion

Construction Drawings

CD’s vs. FF&E Documents

What are Construction Drawings?  Scaled orthographic plans, elevations, sections and details  Schedules  Specifications  FF & E documentation

Drawing guidelines…  Codes analysis  No trade names or product numbers on the drawings – save for specs  CSI numbers  Terminology  Graphic standards

General Notes  Written instructions to the general contractors and vendors.  Provide information about the materials and products required.  Needed for structural materials and designs, as well as Furniture, Furnishings, and Equipment (FF&E).  Generally NOT a substitute for specifications

Specifications Four types

Proprietary Specification  Most common  Manufacturer name, model number, and/or part number  Limits substitutions  Can limit bid competition in some markets

Descriptive Specification  Describes characteristics in detail  Considered an “open bid”  Allows contractor creativity  Can be quite lengthy

Other Types of Specifications… Performance Reference

Bidding

Competitive Bidding  Pricing from several contractors might lower price  Sub-bids: filed (in public projects) or by contractor  After contract docs are completed  Specify time frame  Specify format of final estimate for easy comparison  Addenda

Construction and Post Occupancy Evaluation

Document Modifications  Changes to construction documents.  Sketches  Change order approval (with client)  Requests for information (RFIs)  Shop drawings  BE ORGANIZED with physical and electronic documents  Legal documents

Be organized Have a system for storing and retrieving documents