Execution is key for door hardware installation

by Elaina Adams | October 1, 2012 2:37 pm

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By Ken Burkimsher
Today’s buildings have a new complexity level, with upgraded technology continuing to set higher standards for design and construction. In contrast, current project delivery methods—as well as the relationships between manufacturer, distributor, architect, and contractor—remain largely the same as they have been for decades.

With the increased specification of complex electronic access control, security, and video products, the line is blurred between building infrastructure and computer network appliances—placing many projects in peril by overzealous manufacturers and/or unqualified distributors. While many architects use the services of a knowledgeable Architectural Hardware Consultant (AHC)—many of whom are employed by manufacturers—who becomes responsible for integrating these complex openings into the building’s life safety and security systems?

Times have changed, shouldn’t the specification?
The industry has come a long way from ‘pot-belly’ door closers and key cabinets as a means of access control and security. (A ‘pot-belly’ door closer is an older control device commonly used in the 1950s and 1960s. It is still available today, but is not widely used unless trying to match the existing esthetics in a building). Construction projects have become larger, more complex, and more challenging over the past several years. Projects now include more building systems than they used to. However, one should ensure the door hardware specification’s execution section includes integration instructions to enable the contractor to co-ordinate with other trades for installation of these openings.

An architect should look into the hardware specification, Section 08 71 00–Door Hardware: General, which should reference 08 74 00–Access Control Hardware, and/or 08 74 13–Card Key Access Control Hardware. The traditional Division 08 strategy of manufacturing, selling, and supplying products may no longer get construction projects completed on-time and on-budget. With the operational and security design responsibility in the architect’s hands, one must ask whether the hardware consultant will help see the vision through to successful completion.

Today’s challenges
Building access control systems have become increasingly more sophisticated. Controlling access used to mean handing out a few keys to the right people. Now, owners want credentials, time and attendance features, and biometrics; these requirements grow more complicated every month.

Projects are often complex facilities accommodating multiple uses, each with its own challenging requirements. Further, new products may often need to be integrated with existing building access control systems. The easy part is to write these systems into the specification; the hard part is delivering the project’s intended vision so it gets carried through from concept to reality.

The reality
“Door hardware may only be a small percentage of the cost of the building, but it encompasses a large portion of the daily interaction with the building and is often one of the hardest aspects to co-ordinate during construction,” says Andre Arsenault, HBAS, M.Arch., who works at Architectural Integrated Design of WalterFedy.

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Hardware, access control, and barrier-free products must be integrated with other building systems, not just supplied (Figure 1).

Manufacturer’s role has evolved
Historically, the various architectural hardware manufacturers developed and promoted individual products, while contract hardware distributors and installers assembled the complete door-opening solution for the end-user. However, several influencers are involved in the decision-making, such as interior designers, code consultants, security and hardware consultants, or architects. This was the main mode of operation in the door and hardware industry, particularly before the manufacturer consolidation that took place in the 1990s.

The manufacturers’ product-based approach to the market created its own inefficiencies and challenges, especially when significant technological advancements added enormous opportunities for functionality enhancements in door hardware products. These technological advancements also added a great deal more complexity in:

• deciding what products to use for a given solution needed;
• promoting and selling;
• installing products; and
• challenges with using more sophisticated products at the end-user level.

Therefore, the past model of simply pushing products throughout the various distribution channels became increasingly ineffective.

The future of the industry
Manufacturers continue to stay at the forefront of security and life-safety solutions through innovation and channel partnerships. They have taken individual security products, enhanced them with high-technology functionality, and integrated them into complete door-opening solutions.

A smartphone can now be used to open a wireless hotel room lock, a padlock can have the same access control features as a proximity card reader, and hollow metal doors and frames can light the way to an exit. The distributor, then, has become part of an integral group of special influencers who play a major role in ensuring code compliance, helping to achieve the overall safety and security system’s design, and working with the owner and architect from concept to occupancy.

Door and hardware manufacturers employ many experienced AHCs who have expertise in designing access control and security solutions specific to any market. These companies have a global reach, and invest millions of dollars into researching and developing the latest products to meet the security demands of an ever-changing world. With Door and Hardware Industry (DHI)-educated consultants, manufacturers provide educational support, specification writing, and training geared to the clients’ needs.

“An AHC specializes in architectural hardware, including electrified hardware and all its applications,” explains Paul Jackson, Distinguished Architectural Hardware Consultant (DAHC), and past-president of DHI Canada. “This specialization includes advanced knowledge of related codes and standards. AHCs also have significant knowledge of commercial doors and frames. An AHC can provide professional specifications and co-ordinate the planning process between architects and building owners.”

AHCs help traverse the complexities of life-safety codes and security issues relevant to the door opening. Historically, it has been too expensive and difficult for a manufacturer to reach end-users all over the world. The distributor, therefore, has always been an extension of the manufacturer’s sales force.

A distributor’s traditional role
At one time, the hardware distributor had a direct relationship with architects, engineers, and designers in its market. In the traditional design-bid-build system, the architect and owner develop the design and final construction documents. Using this approach, contractors, subcontractors, and hardware distributors are selected based on price, and only after the architect’s design documents have been completed. This led to an increased risk of disputes over incomplete or misleading project documentation and resulting assumptions made by sub-trades, which could jeopardize the project schedule and budget.

This is because architects and contractors frequently disagree on construction document interpretation, typically resulting in claims for added costs or contractor frustration over items they ‘missed’ when setting their price. Such disagreements are minimized when the architect, contractor, and owner are partners and make these assumptions together from the beginning.

Traditionally, door hardware distribution was a supply-only type business with curbside delivery. Openings were relatively straightforward, with many neatly grouped into just a few different hardware sets. With a qualified AHC on staff, the distributor could price anything that came across his or her desk.

Current reality
Today, many hardware distributors also have a hollow metal shop, enabling them to supply hollow metal doors and frames, and also provide access control and security solutions. The level of co-ordination required between masonry and electrical contractors, in addition to the hardware installer, is only compounded when the contractor selects different suppliers for finishing hardware, hollow metal, wood doors, access control, and security.

Currently, some hardware distributors have evolved into ‘total openings’ suppliers. If the door and hardware specification writer is a manufacturer, what was specified should be checked to ensure that is what gets installed. Not all contract hardware distributors have access to the same products, or have completed the necessary manufacturer training and education to sell and service the products in the project. In the specification’s execution section, it should stipulate the hardware supplier is a “certified integrator” or installer of the specified manufacturer’s products. One should remember prices are based on the specification’s ‘interpretation,’ and should insist it be written in, or ask for a list of qualified hardware distributors.

Without a qualified distributor, the project team must now include many technical trades at the discretion of the general contractor. Their work must share the same limited space without interference. In many cases, one trade’s systems must interconnect with the others. In a typical situation, any number of building systems could share a plenum, electrical, or server room, such as:

• mechanical;
• electrical;
• fire suppression;
• telecommunications;
• security;
• access control; and
• data communications.

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Does the contractor have qualified people to integrate the access control or security system with other building systems? Typically, these systems are installed by several contractors, who may not have any concept of what a hardware schedule is. This makes co-ordinating the efforts of the trades on the project team a critical issue, especially if the contractor chooses to award contracts to independent firms. Final designs need to recognize and accommodate each trade’s requirements (Figure 2).

Executing hardware installation
Various trades’ products that interface with each other need their work to be co-ordinated to ensure each component is, for example, installed in the proper locations (Specification Part 3–Execution: Installation). Many general contractors push this responsibility back to the hardware supplier so they must provide their own layout without the aid of the superintendent. Increasingly, some general contractors consider this to be the subcontractor’s responsibility and do not take the lead to resolve issues as they arise on the jobsite. Without active conflict resolution by the general contractor, the hardware distributor is left to fend for himself. This ultimately leads to greater conflict when assumptions are made by each subcontractor as they see fit (Figure 3).

Technology has provided improved tools to help the project team with the execution process. Project design documents once consisted of hand-drafted drawings. The first 2-D computer-aided design (CAD) systems automated this process and made it easier to manipulate building sections and share information. Now, 3-D building information modelling (BIM) systems make it possible to go beyond plan views and see designs in three dimensions.

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Distributors use software that manages the entire lifecycle of doors, frames, and hardware for construction projects. It is used to:

• efficiently bid projects;
• produce submittals;
• generate purchase orders;
• manage cost; and
• track the overall project.

Forward-thinking distributors have detailing software allowing seamless communication with an architect’s BIM files. Architectural hardware manufacturers are developing libraries of their products that can easily be selected by design teams, which can link into functional systems to evaluate esthetics and performance. While these tools represent a great opportunity, problems can result without the proper execution written in the specification (Figure 4).

Integration, not just installation
Most 08 71 00 specifications include little, if any, language about execution. They do not establish an integration process, set requirements to achieve this end, or assign responsibility. Integration provisions should be included in the specification so the general contractor can account for them. Most standard 08 71 00 specifications assign the integration responsibility to the general contractor in a non-specific way and leave it at that. They seldom include requirements about how integration is to be performed, and by whom. The general contractor must make project co-ordination plans, procedures, and requirements clear to all subcontractors. Hardware distributors/integrators must know what they are expected to do and how they are expected to perform their work.

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If these were included in the execution section of the 08 71 00 specification, important decisions could be made at a project’s beginning. All the trades would know how the project work will be co-ordinated and performed before they make their proposals, which will be based on the same assumptions so they can be realistically compared with each other.

Throughout a building’s life, the end-user is the main decision-maker in maintaining or upgrading the facility, and with door openings being an interactive part in every structure, they necessitate frequent support, replacement, and upgrade. Who better to provide that support than the distributor who was part of the design team? This proposition would mean the intended use, function, and design integrity could be maintained. Given that doors and hardware are becoming more function-rich and complicated, manufacturer and distribution partnerships add significant value in project management, installation, and co-ordination with the other various elements of the building process.

As higher technology and more intelligence gets embedded and integrated into door-opening products and solutions, the skill sets involved to select, specify, install, and maintain a door opening change a great deal. A few years ago, having knowledge of the complex mechanical part of hardware products sufficed. As more electromechanical components and features became part of products, the ability to handle low-voltage wires became an additional integral necessity in the process.

During the last few years, the convergence of physical and logical security has introduced a new complexity level into handling door-opening products. This emergence of intelligent access control openings and, in general, of highly integrated building management systems, triggered increasing links of the physical controls to a facility’s information technology (IT) infrastructure. Therefore, being proficient in dealing with software, computers, and IT networks is becoming an additional necessity in the process of selecting, specifying, installing, and even using or maintaining door-opening solutions.

A successful, efficient project considers the client’s needs, well-being, and budget. The client, architect, and contractor have very specific and necessary roles. Therefore, it is not surprising many contractors have become design-build firms, and many architects and engineers have become contractors as well.

Moving forward
New and innovative approaches to project execution have shifted the relationship between architect and contractor. No longer is there the typical separation between them with its daily time lags, as one party communicates information to the other. This method of project delivery puts enormous pressure on the firm responsible for the project design and execution.

These two approaches point to a coming evolution in project delivery methods in architecture and construction. Both have developed cyclical processes that go back and forth between reviewing design intent and constructability throughout the process, rather than defining a line when design stops and construction starts. While it seems both are vying for a more close-knit relationship between architect and contractor, it remains to be seen who will take the upper hand and gain control and monetary rewards for their additional involvement.

The project’s most recent specification documents should be reviewed, and Section 08 71 00 should be looked at to find out who is writing the specification, and if are they ensuring the job gets delivered right the first time.

Ken Burkimsher is the special projects manager for Knell’s Door & Hardware in Kitchener, Ont. He has more than 25 years of experience working for both manufacturers and distributors in the door and hardware industry. Burkimsher is an active member of Door and Hardware Institute (DHI) Canada, and has participated on committees with the Ontario chapter. He can be contacted via e-mail at kburkimsher@knells.ca.

Source URL: https://www.constructioncanada.net/execution-is-key-for-door-hardware-installation/

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