Every building project demands careful coordination among the many professionals and trades that contribute to successful delivery of the design and construction process. Experienced real estate executives know that architects and GCs take on leadership roles during different stages. In some instances of overlap, they might even seem to be at odds with each other. The savviest experts, however, look for collaboration, synergy, and value in the complex process of executing a building project.
That’s why many architects, myself included, love the construction administration (CA) phase. The CA phase is where the builder gets busy, the architect gets nosy, and the owner reaps real results. It’s where the rubber meets the road.
Two things make CA such an essential phase. First, the general contractor (GC) and architect have to work as a team to ensure the construction process progresses smoothly. And while the architecture firm’s primary duty is designing the space or building, it’s still on the hook – until construction is fully complete – to monitor progress, ensure all work meets the original design intent, and correct any deviations from the plan.
This process helps the owner manage the complexities of building. Experienced architects can guide the client through the process and help ensure the value of all that investment.
That’s why many architects see construction administration as one of the most exciting and fulfilling aspects of our work. CA is where ideas become reality, and where our careful eye and detailed design knowledge become an owner’s greatest ally.
At the start of the CA phase, the GC takes the design team’s coordinated, detailed drawings and specifications and begins the building process. Before lifting a hammer, the GC will ask the architect some questions. A walkthrough with the landlord and client may identify any site issues or clarify design intent. Then, we’re off and running: The GC prepares the site for construction, handles remedial demolition work, and sets the team in motion.
For many projects, the next step is drafting partition layouts, followed by marking the mechanical and electrical services layouts. Invariably the team runs into unforeseen conditions discovered during demolition or excavation. As architects, we must respond quickly and serve as arbiters of reasonable solutions to such challenges – and assess how they affect the original design intent.
At this point the GC will prepare shop drawings and issue submittals from fabricators and subcontractors. Here, the GC and trades submit detailed drawings showing how they intend to construct the owner’s vision – the architect’s design – with detailed input on millwork, architectural metals, curtain wall assemblies, and the like. The architect, and any other pertinent consultants, reviews and approves the documents or, in some cases, returns them with enough redlines to direct the team on remedying problem areas. If any info is unclear, the GC prepares and submits a Request for Information (RFI) to get on the same page.
Once all documents are finalized and any RFIs have been satisfied, construction can begin. Now the architect is responsible for supervising the project’s progress to insure everything goes as planned.
So the architect becomes familiar with the construction progress, weekly site visits, and field reports during CA are critical. The GC is ultimately responsible for the quality of the work and adherence to schedule and budget, but the architect needs to be on board. Fully apprised of the work’s progress, the architect can also sign contractor requisitions for payment.
Any design changes in the construction phase, regardless of reason, are known as a change orders and must be approved by architect, owner, and builder. In the final days of construction, architects produce a punch list identifying items requiring the GC’s further attention for repair or replacement.
It may shock some colleagues, but many architects find this the most compelling and rewarding part of the entire project delivery process. Think of it: After countless hours spent drawing and envisaging a design, we begin to see it take shape. Finally, it’s possible to walk through what you’ve designed and enjoy the real spatial qualities, witness how sunlight interacts with spaces and materials, and see how other people respond to the design.
Architects accumulate valuable knowledge in CA as well. Speaking with GCs and subcontractors – everyone from carpenters and electricians to steamfitters, tin knockers, and millworkers – reveals new ideas that can inform future designs. As always, the contractor’s role is following the architectural drawings as much as possible, but when a conflict arises I enjoy talking with these experts to arrive at a solution.
The exacting nature of building craft is impressive. During my career, I’ve seen architects draw to the sixteenth of an inch or greater on the computer, yet construction detailing may require even greater tolerances. It’s important to prepare accordingly. And that’s the ultimate reward of CA, the culmination of the team’s hard work in bringing design to the real world red.
William Wong, AIA, LEED AP, is an associate at Spacesmith, New York, N.Y.
Sign up is quick, easy, & FREE.
.gif)