Construction Documents Flashcards
A warranty is a contractor’s or manufacturer’s guarantee of quality, reliability, workmanship of either construction or a piece of equipment. In general according to the AIA General Conditions, when do the warranty periods begin and how long do they last?
Within one year after the date of substantial completion, the contractor is obligated to return to the project and correct any work found to be not in accordance with the requirements of the contract documents.
Since material and equipment warranties vary, the contractor may be financially liable for several years after substantial completion.
Commencement of warranties and the one year period of correction may be modified if, for example, an owner occupies a portion of a project prior to substantial completion. This period may be extended for work performed after substantial completion.
Working Drawings
The graphic and pictorial portion of the contract documents intended to convey the design intent of the architect to the contractor. These documents represent the design, dimensions, quantity, and location of the work and generally include the plans, elevations, sections, details, and schedules.
Substantial Completion
Sometimes called substantial performance, this is the date in the progress of the project when it is sufficiently complete, according to the contract documents, and the owner may occupy all or portion of the project for its intended use.
Typically, this is the date used for the certificate of occupancy and it is established when the architect, contractor, and owner sign the Certificate of Substantial Completion (AIA Document G704)
Warranties generally become active after on this date, the final application for payment is processed, and the contractor is due the contract sum, less the value of the unfinished work. At final completion the contractor receives final payment.
Shop Drawings
Drawings, diagrams, schedules, and other data required by the contract documents, prepared and supplied by a contractor, subcontractor, manufacturer, supplier, etc., and meant to illustrate a specific method of installation or fabrication for some portion of the project. They are meant to demonstrate the way by which the contractor proposes to provide the work.
They are not considered contract documents.
This information is reviewed and approved by the contractor and submitted to the architect for approval. (See AIA Document A201, General Conditions of the Contract for Construction)
Mediation
Since the early 1990’s even arbitration, as a means of dispute resolution, has become a cumbersome process. The higher costs, and trial-like atmosphere has fostered the creation of additional dispute resolution mechanisms. One of these mechanisms is the use of professional mediators.
Unlike arbitration, in which the three parties are empowered to resolve the case, a mediator has no authority to force a resolution but is instrumental in empowering the participants to resolve the issue themselves. This alternative, in theory, is faster, cheaper, and less adversarial than arbitration or litigation and has gained popularity in recent years.
Arbritration
Widely used in the construction industry, it is a method of dispute resolution between project participants that does not involve litigation. In this process, claims from both parties (owner-architect or owner-contractor) are submitted to a mutually acceptable arbitrator. This is someone knowledgeable in the construction industry who will hear arguments and witnesses and also review evidence prior to rendering a decision. These proceedings are conducted under the rules of the American Arbitration Association. the award is final and binding an may enforced by the courts.
It is generally preferable to litigation for several reasons. It is usually a quicker and less complex process than a trial. It tends to be less expensive. It is private process and does not become part of the public record. This is desirable for architects, who are normally concerned about their professional reputation.
How do local laws impact AIA Document A201
They supersede the General Conditions for the Contract for Construction and when necessary, should be identified in the special conditions of the contract.
Contract Sum
As stated in the Owner-Contractor Agreement, this is the total amount payable by the owner to the contractor. It is the payment for performance of the work done under the requirements of the contract documents.
Operational Costs
The mechanical and maintenance costs associated with the performance of the building component or system. These costs can fluctuate seasonally, due to changes in interest rates, the type of management, or current fuel costs.
They are used in conjunction with the initial cost of various building components in determining the life-cycle cost.
Name the most common method of determining land value.
The “market” approach.
The surrounding neighborhood is assessed to determine the sale price, per square foot or per acre, for lots of approximately the same size. Value adjustments are made for any unique feature a lot my have.
What are the main elements that comprise construction cost?
This is the total estimated cost to the owner for all elements of the project designed or specified by the architect.
These elements include:
- Labor
- Materials
- Equipment
- Contingencies
- Contractor overhead and profit
It does not include the architect’s compensation, the cost of land, or the cost of financing.
Aside from the direct cost of construction, what factors are included in the project budget?
This is the sum, established by the owner, that is available for the entire project. Included in this budget is the cost for:
land, demolition work, landscaping, furniture, equipment, financing, taxes, insurance, professional services such as architect’s or legal compensation, and contingency allowances for unforeseen circumstances.
Vendor
A person, entity, or supplier (for a fee) of material or equipment required for a specific product. Similar to a contractor.
An Architect may affect the contractor’s construction schedule by establishing certain criteria within the specifications. What are some of these criteria?
- Establish deadlines for the ordering and delivery of materials, submittals and testing.
- Specify all work to be accomplished according to the critical path method (CPM).
- Allot a specific amount of time to perform all work.
- Allow subcontractors to provide input.
- Update the construction schedule on a monthly basis.
Fixed Fee
A method of compensation for professional or construction services based on a lump-sum amount for a particular scope of service. Convenient when services can be accurately defined. A contingency should be included to cover the risk that cost may exceed the budget on which the fee is based.
Also called a Stipulated Sum Agreement (see AIA Document A101). Reimbursable services such as postage and reproductions are usually in addition to the contract sum. This method of compensation is more common than cost plus fee.
Contingency Allowance
Included in a construction cost estimate. Initially, 5% of the total construction cost (including equipment and furnishings) that is added to the total construction budget to cover unforeseen costs such as alterations due to unavoidable site conditions. It is not intended to cover increases in the scope of a project. The percentage may be higher for renovation projects.
What is the role of each contracted party regarding acceptance, rejection or correction of nonconforming work?
An owner, not an architect, may prefer to accept work that is not in accordance with the requirements of the contract documents instead of requiring its removal and correction. Adjustments shall then be made to the contract sum.
The architect may reject work for failing to conform to the requirements of the contract documents. The cost of correcting such work, including additional testing and inspections, will be at the contractor’s expense.
The architect may request that covered work be uncovered for the purpose of inspection. If the architect had a prior inspection request, the contractor will bear the cost. If not, and the work is found to be in accordance with the contract documents, then the owner is responsible for the cost of uncovering and replacing the work. Note the partial occupancy does not constitute acceptance of work not in compliance with the contract documents (See AIA Document A201)
The process of establishing and accounting for the cost of construction items and systems for estimated useful existence of a building is an analysis of the ___________.
(a) replacement cost approach
(b) life-cycle cost
(c) maintenance management index
(d) initial cost
(b) life cycle cost
This is the initial and operational cost of a building component or system during the estimated useful life span of a building. It includes maintenance costs, taxes, financing, fuel consumption, replacements, and renovation and is used to analyze the tradeoffs between initial and long term costs. These costs can be projected over time and compared to determine the most economical approach. For example, it may be more economical to replace a roofing material every twelve years than purchase a material will last for twenty years. Or, purchase higher quality automatic plumbing fixtures in order to reduce the long term maintenance, utility, and replacement costs.
Under certain circumstances, an owner may occupy a project prior to substantial completion. To do so, the owner needs the consent of each of the following except:
(a) The architect
(b) The owner’s insurance company
(c) The local building authorities
(d) The contractor
(a) the architect
Although it is the architect who determines the point of substantial completion, an owner may occupy all or a portion of an unfinished project for its intended use provided that:
- The owner has consent of the insurance company that is providing property insurance.
- The owner has received a Certificate of Occupancy from the local building authorities.
- The owner and contractor have agreed, in writing, to their responsibilities regarding payments, maintenance, heat, utilities, etc. as well as the one-year correction period and the commencement of warranties.
According to the Contract Documents, contract time ends a the date of:
(a) Substantial completion
(b) Final completion
(c) Final inspection
(d) Owner occupancy
(a) Substantial completion
This is the period of time, including authorized adjustments such as change orders, from commencement of the work as defined by the Owner-Contractor Agreement to the date of substantial completion as certified by the architect.
An architect is looking for the best assembly to solve an unconventional requirement presented by the owner, which specification type will benefit the architect most?
(a) Cash Allowance Specifications
(b) Closed Specifications
(c) Reference Standard Specifications
(d) Performance Specfications
(d) Performance Specifications
This type of open specification describes an end result desired by the architect and does not stipulate specific trade names of components or processes. This specification type allows the contractor the flexibility to find a system that best meets the needs of the owner. For example, if the owner requires a roof structure to be retractable, the contractor may propose or develop a variety of assemblies upon which the structure can operate.
How can discrepancies between the specifications and the working drawings be minimized?
The technical specifications and the drawings are interdependent documents and are meant to be complementary. They should work together to provide a complete description of the project. Coordination between these documents is essential and inconsistencies can be minimized in a variety of ways:
- Dimensions for a particular part of a project should be noted once on only one of the two documents.
- Terminology should be consistent, for example, use safety glass or laminated glass; gypsum wall board or drywall.
- Describe installation methods and material quality in specifications only and quantitative descriptions in the drawings.
Typically, the information in the specifications is more legally binding than that in the drawings.
What type of specifications are often required for public projects?
Open Proprietary Specifications
This type of specification stipulates several specific products, materials, assemblies, or systems that are acceptable for use in the project. It is up to the contractor to choose between the approved alternates.
An owner requests a particular manufacturer and model of commercial refrigerator, which specification type is most appropriate for the architect to use?
(a) Open Specification
(b) Performance Specification
(c) Proprietary Specification
(d) Reference Standard Specification
(c) Proprietary Specification
This type of closed specification defines the use of specific products or systems and does not allow the contractor to substitute alternates.