Construction Documents are part of the legal contract between property owner and general contractor. There are five basic services performed in order to reach project completion. The preparation of construction documents is required (some of the sub-categories listed below may not apply and/or will be considered additional services). These five phases will enable our team to collect and process information according to project-specific parameters. The information will then be recorded along the way and filed as a set of construction documents to obtain permits from applicable government agencies as prescribed by law. We also provide preparation of record documents (often referred to as, “as built drawings”), which are a revised set of post-construction working drawings and specifications that deviate from the approved construction documents.
The five phases are:
- Schematic Design Phase (SD)
- Client Conferences
- Analysis of Project Requirements
- Building Code Information
- Diagrammatic Studies
- Assembly of Utility & Survey Data (program, concept, site, space, and cost analysis)
- Schematic Design Plans
- Sketches & Study Models
- General Project Description
- Engineering System Concepts
- Preliminary Cost Estimate
- Presentation of SD documents
- Design Development Phase (DD)
- Client Conferences
- Refinement of Project Requirements
- Formulation of Civil Engineering Systems
- Formulation of Structural Systems
- Formulation of Mechanical & Electrical Systems
- Selection of Major Building Materials
- Preparation of DD Documents (drawings + specifications)
- Perspectives, Sketches & Models
- Preliminary Cost Estimate
- Equipment Schedule
- Plan Review with Applicable Agencies
- Presentation of DD Documents
- Construction Documents Phase (CD)
- Client Conferences
- Development of Major Detail Conditions
- Diagrammatic Study of Major Mechanical & Electrical Systems
- Diagrammatic Study of Major Civil & Structural Systems
- Architectural Working Drawings + Specifications
- Civil Working Drawings + Specifications
- Built-in Equipment Working Drawings + Specifications
- Cost of Special Consultants
- Update of Cost Estimate
- Submission of Construction Documents to Applicable Agencies
- Presentation of CD Documents
- Bidding and Negotiation Phase (BN)
- Client Conferences
- Advertising for Bid Proposals
- Drafting of Bid Proposals
- Reproduction & Distribution of Plans & Specifications
- Drafting of Addenda
- Contractor’s Questions & Information During Bid Process
- Bid Opening Procedure & Form Preparation
- Preparation of Construction Contracts
- Construction Contract Administration Phase (CA)
- Pre-construction Conference
- Architectural Construction Administration
- Civil Construction Administration
- Structural Construction Administration
- Mechanical & Electrical Construction Administration
- Equipment Construction Administration
- Shop Drawing Checking & Approval
- Material Substitutions, Architectural
- Material Substitutions, Engineering Systems
- Material Colour Selection
- Change Order Procedure
- Verify & Approve Periodic Estimates
- Progress Reports
- Pre-final Inspection
- Final Acceptance Procedure & Reports
- Final Inspection
- Post-final Guarantee Period Administration