System selection
Once the design options have been successfully evaluated, pre-construction estimates or quotations are provided for client approval. Obtaining a definitive estimate at this early stage is critical for the success of the project.
Phase II
Design
Architects and specifiers develop drawings and specifications based on the client’s selected system. The client reviews the design and confirms it is in line with their intent.
Tender
The most common form of project delivery is a method called “Design, Bid, Build.” It occurs once the prime consultants have prepared a tender package including a detailed scope of service and technical specifications. To ensure the intent of the design is communicated with clarity, a pre-bid meeting is often arranged with a group of qualified bidders. Following the bid period, the tender is closed and the competitive bids are reviewed, and a bid is chosen.
Phase III
Once the owner has selected the project construction company, and a contract has been executed between parties, preconstruction services commence.
Preconstruction
Services may include a project startup meeting with owner representatives, design consultants, and subcontractors. These meetings are critical in the process, as it may be the first time the owner, design consultant, and those tasked with executing the construction will meet. Making sure everyone is on the same page before construction commences in the field is vital to the project’s successful outcome.
At this stage product approvals and shop drawings are also obtained for review by the consultant’s team.
Mock-ups and testing
Mock-ups may be used for complex or unique conditions in advance of construction to enhance the understanding of the construction team. Mock-ups provide the project team with additional clarity on trade sequencing and understanding of critical continuity detailing.
Project management and oversight
Oversight and project management should be undertaken through the duration of the project to ensure the construction aligns with the intent of the design and is in compliance with best practices identified in the contract documents. The architect’s review of critical detailing at key intervals ensures the intent of the design is actualized.
On many projects quality control (QC) will include in-situ testing, using field applied standard test methods involving smoke, water, and air leakage. It is recommended that third party review and testing is conducted at the different phases of the project to ensure the design intent has been carried out through to construction completion. Projects involving significant restoration of building envelope are best served by thermography, in conjunction with air leakage testing, following relevant ASTM and CSA guidelines, if applicable.
