Study Update - Sunday 5/11

Last day before the test. Cram time!
So, read the A201 commentary for the second time. It only took 4 hours.
Speed read B141 in two hours (second read). Read C141 consultant contract.
Sat down with Kaplan quizzes and studied material from all quiz questions I ever missed.

Up till 2am studying, good thing my test was scheduled for 11:30 am.

Study Update - Saturday 5/10

Saturday study for approximately 3 hours, restudied chapter 8 of Kaplan books, focus on bidding.
The night before I went through all of the missed questions to find my weak points and that was bidding.
I highly suggest this method for quick study, especially when you feel like you are not sure what to study next.
Also:
- Wrote list of CSI 16 divisions, wrote general contents of each division.
(Throughout the week, commited CSI 16 divisions to memory.)
- Focused on difference of what is included in construction documents, contract documents, bid documents, etc.
- Memorized what LEED stands for and six areas and founding group USGBC.
- learned conversions of yards to feet, square, cube, 1 acre = 4840 cu yd = 43560 cu ft
- architect liability proof = breach, cause, duty, damage
- Construction drawings sheet / consultant order

Study Update - Chpt. 8 re-read

Took the 101 question final exam, scored an 81%, it was a good way to guage my weak areas.
I suggest using this method when not sure what to read / study next.
I missed a lot of the Bidding questions so I went back and studied chapter 8.
"THE BIDDING PROCESS"
2 hours reading and .5 taking and grading quiz.

Study Update - Lesson 1 summary

9-12 last night (5/7) 3hrs
finished summary of lesson 1 of Construction Documents book. Felt more like i was rewriting the whole thing. That's ok though, I intended it to be part of my re-reading exercise.

Kaplan Construction Documents - Lesson 1 Summary

Kaplan Construction Documents - Lesson 1 Summary
"Documentation "
1. Construction documents = drawings and specifications
a. Convey design intent to contractor
b. for bidding and constructing
c. must be complete concise, correct, clear and coordinated.
d. negligence in drawings that results in over budget or change orders is liability of Architect
e. Drawings and spec's consistent with eachother
f. drawings = physical relationships, dimension and location of building elements
g. specifications = requirements of quality, methods and techniques of installation & desired performence.
2. Construction Drawing Organization
a. sheet order consistent with standard conventions
Architectural - General & Site Plan
Civil / Landscape Plans
Architectural - Remaining
Structural
Plumbing
HVAC
Electrical
Information Technology, Telecomm, Kitchen or other
b. use standard abbreviations, material designations, graphic symbols and schedul formats.
c. Clarity = present information accurately and at appropriate scales to avoid confusion, extra costs and delays.
d. Avoid redundancy(put a repetative note in one location and refer back to it for other locations), ambiguity(be specific) and omissions (dot your i's).
e. Some items need to be shown but are not part of the contract, clearly designate as such, (NIC) not in contract, these are items to be furnished by the owner.

3. Shop drawings, Product Data and Samples are submitted by the contractor for verification of intended product use for approval of the Architect.
a. shop drawings = graphic indication of fabrication and installation of an intended product.
b. Product Data = Cut sheets from Mfr. about product performance, standard form charts, brochures, diagrams of instructions.
c. Samples = For approval of use on project for materials color, texture, finish, workmanship, etc.
d. Architect to review all items for compliance with design intent.
e. see lesson 10 for further details of the above items

4. Project Manual
a. Cotains technical information (specifications) and general requirements including procedures, legal, bidding, contract forms, etc.
b. Specifications (Div. 1-16) prepared by architect and consultants.
c. most other documents prepared by owner(s) rep's, attorneys, insurance agents and consultants.
d. Architect typically assembles project manual
e. Use of standard AIA documents is recommended which are incorporated into project manual.

5. CSI MasterFormat
a. published by Construction Specifications Institute
b. industry standard, 16 division (1995 version) is for typical use, new format (2004 version) can be used if required by client.
c. provides number organization of any/all products used on project and included in specification project manual.
d. 16 divisions
Div 1 General Requirements
Div 2 Site Work
Div 3 Concrete
Div 4 Masonry
Div 5 Metals
Div 6 Wood and Plastics
Div 7 Thermal and Moisture Protection
Div 8 Doors and Windows
Div 9 Finishes
Div 10 Specialties
Div 11 Equipment
Div 12 Furnishings
Div 13 Special Construction
Div 14 Conveying Systems
Div 15 Mechanical
Div 16 Electrical
(see separate blog post for explanation of each division and subdivisions)
e. Each section(sub-division) is further divided into three parts: General, Materials and Execution
f. many proprietary Master Specification systems are available to subscribe to.
d. all product selections must be made on research and indepedent analysis by architect and not selected because it shows up in the master spec list.

6. Division 1 - General Requirements
a. procedural instructions specific to project execution

7. Three types of technical specifications, any of which can be used in any manual

8.Proprietary spec's = call for desired materials, products, systems and equipment by trade names and model numbers.
a. Two kinds, closed(sole source) and open(equal)
b. closed = one product called for no alternates, not usually allowed on public projects
c. open = name several acceptable products or provide info on only one and allow a proposed equal. this allows for competetive bidding and likely to decrease costs due to competition.
d. div 1 should have instructions for contractor to submit an altarnate for approval by architect
e. for alternates, architect must consider compliance with aesthetic instent, value, quality, warranties, mfr's reputation, code compliance, operating & maintenance cost, size and weight, ease of construction and operational characteristics.

9. Performance Spec's = describe desired end results that are performance oriented.
a. composition of components or systems are not described
b. allows for broad competition & creative input.
c. Must explicitly define required testing methods and procedures of evaluating performance.

10. Reference specifications = Set quality standards established by recognized testing authorities or by fed government. (ie. astm 8856e, reference # to an agencies spec #, therefore reference specification)
a. used in conjuction(within) with another type of specification, usually performance
b. commonly are only minimum requirements and may not apply to project specific application.
c. research before cited as they are dated and are constantly changed and revised

11. Descriptive specifications = most detailed, they are what they sound like
a. describe all components
b. architect assumes total responsibility of function and performance of product

12. Cash allowance specifications
a. in lieu of specifying an actual product or description of work
b. bidders are required to set aside a specific amount of money
c. quality level unknown at time of bid
d. allowance for purchase and/or installation of item
e. details are determined at a later date

13. Multiple Prime Contracts
a. specifications prepared for each contract separately
b. increased effort by architect
c. architect can be liable for gaps in asignment of construction work.

14. Interpretation - When inconsistencies or ambiguity occurs
a. conflicting specifications - most specific clause will govern
b. handwritten provisions prevail over typed
c. typed precedes pre-printed provisions

15. Interpretation - Conflict in drawings
a. Most recent drawing prevails
b. Dates of all revisions on each drawing clearly indicated
c. Large scale details prevail over small scale general drawing, ie. floor plan or elevation
d. heirarchy and precedence can be descirbed in the supplementary conditions.

16. Conflict between specification and drawing
a. must notify architect in writing
b. Architect will determine requirement

17. Code compliance is essential - effects project design
a. Energy requirements
b. Fire protection
c. mechanical, plumbing and electrical codes
d. Architect has prime responsibility for compliance
e. consultants / engineers share responsibility equally

18. Aesthetics
a. All engineering / code requirements effect design
b. from structural system to electrical, mechanical etc.
c. Architect must be familiar with all to properly coordinate

19. Quality Control
a. engineers must meet calculation requirements
b. architect must inform engineer of All relative design criteria
c. can request consultant to perform periodic in-house peer reviews.

20. Cost Control
a. initial estimating is essential
b. Architect coordinates budget with consultants
c. assigns percentage of budget to consultant work
d. design within in limits
e. Low initial cost usually means high maintenance (life cycle) costs
f. Balance must be struck

21. Operational costs - complex to calculate
a. includes equipment as well as organization (client) charecteristics

22. Maintenance -
a. complex systems require more maintenance
b. maintenance staff experience varies

23. Compatibility of elements
a. Size and Weight of equipment effects layouts, room sizes, structural support, etx.
b. analyze piping / structure conflicts
c. special equipment may require special consultant, architect advises and owner pays

24. Ease of construction - labor and equipment requirements
a. designers must consider constructability of all building components
b. room for required equipment to execute the work
c. types of skilled labor available in an area

25. Sequencing
a. construction sequence should be taken into consideration.

26. Scheduling -
a. Long lead items require designers to select certain components ahead of time
b. owner may purchase equipment directly on advice of architect & consultants
c. contractor installs

27. Fast Track project delivery (multiple prime contracts)
a. separate prime contract for each stage of work.
b. ensures availability of products when needed
c. helps control cost from inflation
d. focus on critical path items
e. season and weather affects equipment ordering and material selection
ie. install heating befor winter comes, climate affects structural integrity of different systems and therefore may be avoided by the structural engineer.

28. Construction Management
a. client can hire construction manager (usually for complex projects)
b. contribute to the control of time and cost
c. involved as early as design phases

29. Consultant internal coordination
a. they are responsible for their own internal coordination

30. Consultant overall coordination
a. architect sets specification format for consultants to follow
b. consultants must participate in division one preparation
c. architect to review consultant drawings for conflicts

end

Kaplan Chapter 12 (last one)

Read (skimmed) Chapter 12 late last night. .75 hrs
"Project Files, Project Completion and Problem Areas"
This is pretty much an overview of the previous chapters about project closeout and responsibilities and some new detail on miscellaneous documents during closeout which is all very familiar information as I am in the middle of project closeout at my job right now.
I will come back to this to update a full summary. First I am going to go back and type summaries of the other chapters.

Study Update - Chpt. 9, 10 & 11

Read the following chapters today (Sunday)
Kaplan Construction Documents
9 - Construction Contract Admin (1.5 hours in morning)
quiz result = 87%
10 - Submittals, Site Visits, Testing and Inspection (1.5 hours mid afternoon)
quiz result = 100%
11 - Change Orders and Payments (2 hours in evening)
quiz result = 73% (this was heavy reading & boring will have to review)

FYI, Quizzes for each chapter were taken after reading the next chapter or having at least an hour break, I feel this gives me a good method to test my retention.

Summaries to follow, i think i will finish chapter 12 (final chapter!) tomorrow night and write summary outlines for all chapters after that, on Tuesday. Still need to review Graphic Standards and brush up on ADA compliance. The test is a week from tomorrow.

Study Update - Chpt. 6, 7 & 8

5/3 10:30pm-1:15am 2.75 hrs
Read chapters 6-8 & took quizes. Will post chapter summary later.
6 = Time and scheduling
7 = Delivery Methods
8 = Bidding Process.

Construction Docs - Chpt. 5 Cost Estimates

Just finished reading chapter 5 in my study for construction documents. 11:15am - 1:45pm 2.5hrs
Cost estimates
Architect often provide cost estimates of construction costs as part of their services. They are done at each phase of the project and there are different types depending on the phase. Estimate provided is not a quarantee or warranty that actual final estimates will NOT be higher. "reasonable care" in preparation and obvious negligence can prove liability for owner damages.
Owner must be advised about the unpredictability of construction costs and fluxuating markets.

Different cost considerations
1. Initial cost of materials and equipment
2. installation cost (labor)
3. long term cost (maintenance / longevity), operational costs, more you spend initially = less long term cost, efficiency = savings, weight client requirements, give opportunity to invest in quality. Design for energy use of building, elec/gas/solar/h2o, etc and cost variances/stability.
Maintenance costs, specify lower maintenance products, also design configurations for easier access, cleaning, etc.
4. Labor costs: often more than 50% of total construction cost., design to minimize labor, field labor costs more than shop labor, union vs non union (union required in many projects)

Architect responsibilities (per AIA docs)
Prelim and updated cost estimates provide general estimates, contract states that neither architect or owner can control the real(final) cost of labor, materials or equipment.
1. Study owner's program and budget.
2. Compare feasable relation of the two.
3. Inform client if any changes required, reduce program or increase budget or both (balance)
4. Develop Schematic design
5. Execute preliminary estimate of construction cost (Area/Volume x cost per sq. ft. is most typically used, others are Subsystem estimates & detailed), does not include architect fees.)
6. Advise, Advise, Advise! Always keep client informed of major discoveries of required changes and cost discrepancies, unpredictability of construction costs.

Bids over Budget
4 options
1. increase budget
2. rebid or renegotiate within a reasonable time.
3. Abandon project
4. Reduce scope, quality, or both & rebid. (no additional charge to modify drawings by architect)

Consultants have same cost estimating responsibilities as Architect.
give consultant scope a set percentage of budget.

Factors Affecting Cost
1. Legal and admin requirements in general conditions.
a. liquidated damages & no damages for delay may increase contractors bid amount due to more risk involved for their party.
b. Required insurance
c. field offices
d. submittals, samples, shop drawings & mock-ups
2. Project complexity, building size, shape and extent.
3. Complexity or lack of clarity of construciton documents
4. Materials and Methods
a. required quality and workmanship
b. certian building types require higher quality materials.
c. typical details and repetative layouts can reduce cost
5. Project Location
a. Labor and material availability, local union strengths
6. Construction Schedule
a. Shorter schedule will increase cost, more contractor risk is involved
i. requires increased crews, equipment and overtime.
b. Extended schedule causes additional overhead
7. Bidding environment
a. contractors bids sometimes depend on
i. number of projects available fo bidding
ii. amount of competition
b. Architect must assess these factors.

Other Elements of Project Cost
Direct cost of construction is covered by architect's cost estimates.
There are other costs involved that are included in the budget together with the direct cost.
It's important to note the difference. Direct cost does not equal the project budget, it is only about 50% of the costs. Additional costs are:
1. Owners staff costs, legal fees and outside consultant fees.
2. Land acquisition, including rezoning if required.
3. Demolition of existing structures or other improvements.
4. Site Work
5. Landscaping
6. FF&E = Furniture, furnishings and equipment
7. Special equipment
8. Professional fees for architects, engineers & special consultants.
9. Insurance
10. Financing
11. Taxes during construction
12. Contingencies for unforseen conditions

Items 3-7 are sometimes included in the direct cost for construction.

2:45-3:30 to write this summary