CSTM 102
Spring 2013
Construction Documents to
Contract Documents
The Construction Industry
THE PROJECT TEAM
• A Project and a Client
• A Designer
• Constructors THE GAME PLAN
• Risk Management
• Scope of Work
• The Delivery System
• Rules- The Contract
• The Plan for Time and Money
THE CONSTRUCTION DOCUMENTS • Plans & Specifications
• Information • Documentation • Interpretation
PROJECT EXECUTION • Safe Work Environment • Risk Control
• Materials & Methods • Quality Construction • Time and Money
THE CONSTRUCTION DOCUMENTS • Contract Documents
• Plans & Specifications • Documentation
The stage by stage progression following the life cycle of a facility in divided into the stages shown:
1. Project Conception 2. Project Delivery 3. Design 4. Construction Documents 5. Bidding/Negotiating/Procurement 6. Construction
7. Startup & Commissioning (Added by Professor Cherf)
8. Facility Management
4. Construction Documents
This is based on the owner-approved design development documents and any final
adjustments to the project or project budget. This will be the documents used to build the project.
These will include:
Construction Agreements (contracts) Project Manual
Project Specifications Drawings
Construction Management
What needs to be controlled:
– The Contract Documents
• Plans/Specifications
– Start-Up/Buyout
– The Procurement Process
– Personnel/Safety/Health/Environmental – Field Installations
Conflict Resolution
Value Time Money Performance OWNER/CONTRACTOR Profits“Expectations of client is an
inherent part of the project
specifications.”
Project Management Meredith
2006 John Wiley and Sons, Inc.
Example
• Fireplace installer submits a bid. You sign their proposal.
• Fireplace installer submits a bid. You sign your Purchase Order.
• Fireplace installer submits a bid. You sign their proposal and your Purchase Order.
• I suppose the date of the signature would dictate the appropriate terms.
• What they are providing, „scope‟ dictates the quality, product and specifications of their
Leading to a Contract to Perform
your Scope of Work
• Agreement (offer & acceptance)
• Consideration
• Legal Objective
• Capable Parties
Complete the project as per the
contract documents
• The Main Contract are the rules to follow.
• “Per plans and specs”
Prior to Award/After Award
Contract Documents
Bid Documents Contract Documents
(Prior to Award) (After Award)
Project Manual
(Prior to award)
• Consideration of Bids
– Public Bid Projects
• Bids - are open and read aloud
– Private Bids Projects
• Bids are both open and read aloud and closed
– When it has been state that Bids will be opened privately, an abstract of the same information may, at the
discretion of the Owner, be made available to the Bidders within a reasonable time.
Project Manual
(Prior to award)
• Consideration of Bids
– Rejection of Bids
• Owner reserves the right to reject any or all bids.
– Acceptance of Bid (Award)
• Lowest responsible Bidder & does not exceed the funds available.
• Owner as the right to waive informalities or
irregularities in a Bid received and to accept in the Owner‟s best interest.
• Owner has the right to accept Alternates in any order or combination unless otherwise stated.
Selection of Bidder
• Final Contract Negotiation
– Cost
– Schedule
• Sign Contract
• Notice to Proceed
• Clock starts ticking
Construction/Contract
Documents
• Contract Documents (after award)
– Main Contract
• General Conditions of the Contract
• Supplementary Conditions to the Contract • Attachments to the Contract Documents as
Exhibits (such as soil reports, work rules, proposal clarifications, etc.)
– General Requirements (Division One) – Technical Specifications
Documentation & Interpretation
• Addendum & RFI control
• Providing what was specified
• Confirming through submittals
Bid Documents to Contract Documents
Clarifications or Questions to original bid documents
• Addenda/Addendum- Owner/Architect
means of issuing documents prior to bid
and after initial receipt of bid documents to
contractor.
• Request for Information (RFI)- Used to
request information or clarifications from
Owner/Architect.
Critical Factors from
Bid Documents to Contract Documents
• Proposal based on a complete scope of
work. Inclusions and exclusions.
• All addendum and revisions reflected in
Bid Documents match Contract
Documents. A thorough review is
required.
• Any critical documents during final bid
negotiations must become part of the
contract.
Master Format
Specifications
The specifications writing standard for most
commercial building design and
construction projects in North America.
Specifications list by division and section
data about construction requirements,
products and activities.
In 2004 they implemented a new set of
divisions that will begin to take into effect
in 06 and 08.
Technical Specifications
• Division One- General Requirements
– General items as they relate to all phases of the work.
– In relation to meetings, submittal
requirements, schedule requirements, testing services, supervision requirements, temporary facilities, cleaning and project close out and documentation.
Technical Specifications
• Relates to labor, material, equipment and procedures to accomplish the required
construction work divided into forty-nine
divisions as per the master format published by the Construction Specifications Institute (CSI). • There may be different organizations for
specifications in heavy/highway and industrial construction. They still will have detailed
Divisions 2-49
• Specific Specification Sections that describes the products, equipment and systems that are intended to be installed during the project.
– General Items – Products
– Execution
• These work hand in hand with the drawings.
• New format adds and changes mechanical and electrical breakdowns from Division 15 and 16 to Divisions 20, 30 and 40.
MasterFormat™2004 Edition
Division Numbers and Titles
• Procurement and Contracting Requirements Group: Div. 00 Procurement and Contracting Requirements
• Specifications Group:
– General Requirements Subgroup:
• Div. 01- General Requirements
– Facility Construction Subgroup:
• Div. 02- Existing Conditions • Div. 03- Concrete
• Div. 04- Masonry • Div. 05- Metals
• Div. 06- Woods, Plastics, and Composites • Div. 07- Thermal and Moisture Protection • Div. 08- Openings
• Div. 09- Finishes • Div. 10- Specialties • Div. 11- Equipment • Div. 12- Furnishings
• Div. 13- Special Construction • Div. 14- Conveying Equipment
MasterFormat™2004 Edition
Division Numbers and Titles
• Facility Services Subgroup:
– Div. 21- Fire Suppression – Div. 22 -Plumbing
– Div. 23 -Heating, Ventilating and Air Conditioning – Div. 25 -Integrated Automation
– Div. 26 -Electrical
– Div. 27 -Communications
– Div. 28 -Electronic Safety and Security
• Site and Infrastructure Subgroup:
– Div. 31 -Earthwork
– Div. 32 -Exterior Improvements – Div. 33 -Utilities
– Div. 34 -Transportation
– Div. 35 -Waterway and Marine
• Process Equipment Subgroup:
– Div. 40 -Process Integration
– Div. 41 -Material Processing and Handling Equipment – Div. 42 -Process Heating, Cooling, and Drying Equipment
– Div. 43 -Process Gas and Liquid Handling, Purification, and Storage Equipment – Div. 44 -Pollution Control Equipment
– Div. 45 -Industry-Specific Manufacturing Equipment – Div. 48 -Electrical Power Generation
Specifications
Division
Section
3- Concrete 03200-Concrete Formwork
4- Masonry 04100-Mortar
Drawing Conventions
• Floor Plan or Plan View
• Elevations
• Sections
– Building – Wall• Details
• Schedules
Plans or Drawings
Drawing Conventions
• Site Plan – looking down the entire site
– Shows the relationship of the building to the site
– Indicates the roads, driveways, site improvements
– Indicates planning areas
Designations
Call Out
DETAIL NUMBER
Plans or Drawings
Drawing Conventions
• Site Plan – looking down the entire site
– Shows the relationship of the building to the site
– Indicates the roads, driveways, site improvements
– Indicates planning areas
Building Plans (Floor Plans): looking
down on a building
C – L – A – S – M – E
– Shows configuration of the building
– Shows dimensions and locations of walls, fixtures
– Shows locations of doors and windows, referenced to details
– Shows references to sections and details – Separate floor plan for each floor level
C – L – S – A – M – E
• C-Civil
• L-Landscape
• S-Structural
• A-Architectural
• M-Mechanical
• E-Electrical
Conflict Resolution
Coordination-Collaboration
• Between the designers
• Between contractors & designers
• Coordination through lead designer and
contractor
• Owner‟s Representative- can be separate
and can be lead designer at times
Elevations: as you would see it
standing in front of the building
– Separate elevations for each face – east, west, north, south
– Two dimensional – shows vertical placement of items
– Indicate size, shape, and materials of exterior
– Shows size proportion of openings – doors, windows
Building
Wall
Sections
Sections
– A cut through the plan, vertically – Looking as if the
building was cut open along a line – Shows the structure
of the building
– Shows wall, floor, roof sizes
• Further detail – shows composition of walls
• Shows the materials and their relationships in the walls
Introduction to
Plans & Specifications
• Specification Types • Drawing Conventions
• Class Reference Material
– Viewing the drawings in relation to specific drawing conventions. – Understanding what specifications are
– The format for specifications – New Master Format
– Sample Table of Contents for a Project Manual or Spec Book – A sample specification section
– The table of contents for the general conditions on a construction contract
