To the inexperienced owner, just the thought of designing and constructing a new facility brings pangs of anxiety. Worse yet, anticipating the renovation of an existing facility while continuing ongoing operations likely brings thoughts of pursuing a different line of work.

The ACE (Architects, Contractors & Engineers) Committee of NH has carefully considered the issues of both the construction process and owners' perceptions, expectations and goals. This outline provides a straightforward discussion of the questions most often heard from owners as they begin the process of procuring professional design and construction services.

The question of the best or most appropriate delivery system (conventional bid, construction management, design-build) has been included just prior to this outline. It is a complex issue involving project specific questions best addressed through discussions with your design or construction professional. The questions posed, however, should afford both the first time and experienced owner a better understanding of the design and construction process.

What are the most important criteria for selecting an architect, contractor or engineer?

The selection of your design and construction professional is clearly the most critical decision you will make in developing your project. There are several important questions to be asked when reviewing a firm's or individual's qualifications.

Does the firm or its key personnel have experience with similar projects?

Similar projects include not only those of similar use, but also projects of similar size, cost or complexity. Has the firm or its key personnel successfully completed projects under similar development conditions?

Development conditions may include:

Geographic location

 

Renovations (both occupied and unoccupied)

 

Schedule (fast-track, phased, etc.)

 

Special environmental conditions (winter construction, hazardous materials, wetlands, special permitting, etc.)

How will you staff my project?

Will the same personnel be assigned throughout the duration of the project?

What are the educational and experiential qualifications of key personnel?

What is the concurrent workload of both the firm and key personnel?

Perhaps most importantly, insist on meeting with the key individuals to be assigned to your project.

Which references are most important to check?

References are very important in that they create a historical image of the firm. Time should be the only limiting factor in the references which you check. Some specific areas to research are:

Financial - banks, lenders, credit rating

 

Trade - suppliers, service accounts

 

Clients - especially recent and similar project types

 

Industry Peers - competitors

 

Authorities and Agencies - especially those that might be involved in your project Safety Records

Are there any issues apart from professional qualifications that I should consider?

Often there are particulars of your project that will impact a choice between two otherwise equally qualified firms. Some issues to consider are:

Does it matter if my contractor is union organized?

 

Is direct experience with local authorities a "must" qualification?

 

Is participation by local firms necessary to insure voter or other approvals?

 

Once I have a complete set of documents, do I have a guaranteed construction price?

Unfortunately, the answer to this question is no. The design and construction of a facility is a very complex process involving scores of firms, hundreds of personnel and thousands of components. No amount of prior planning, regardless of cost, can anticipate every possible scenario. The following are just a few of the many events that may occur during the development process which effect the size, quality and cost of your project:

Complete Documents:

All quality design professionals seek to prepare accurate and complete documents. Each project, however, is a unique and custom creation, never before constructed under exactly the same conditions. It is impossible to even approximate "complete" documents without expending many times the amount of fees traditionally budgeted for construction projects. Minor revisions and additions to design documents should be expected in all projects.

Unforeseen Conditions:

The exact nature of subsurface site conditions and concealed conditions in existing construction are difficult and expensive to discover prior to construction.

Changes in Codes and Regulations:

During the development process a regulatory change may mandate a change to the project specifications. Code authorities may also reconsider or alter prior decisions, again requiring a field change.

Act of God/Nature:

Severe and unusual conditions can affect your project through damage or delay. Some conditions may not be insurable.

Material Shortages:

Strikes, weather, regulatory issues and other unforeseen events may result in delays or require the substitution of more expensive materials.

Changes in Scope:

Changes in your own organization may require that the project be revised during construction.

If changes during construction are possible or even likely, how do I plan for these unknowns?

First, by working with qualified, experienced professionals the likelihood of unreasonable extras is diminished. Second, prepare for possible unforeseen conditions by funding site and existing facility explorations. Your professionals can assist you in determining the reasonable extent of such studies. Lastly, always allow for a contingency item in your total project budget. Again, your design or construction professional can recommend an appropriate contingency for your specific project.

What types of protection do I have that will assure that my project is of high quality and completed on time and budget?

Clearly, the best protection an owner can provide is to work with the highest quality design and construction professionals available. Having done this, there are other specific protections to be considered.

Design professionals professional liability insurance.

 

Contractor/subcontractor performance and payment bonds.

 

Lien waivers required with each contract progress payment.

 

Joint checks for subcontract and/or material payments.

What does the Owner contribute to the development and design process?

There are many critical aspects of a successful project that are controlled and managed by the owner. A few of the most important are:

Establish clear goals and objectives at the beginning of the project.

 

Commit the necessary financial resources and communicate budget constraints to all team members.

 

Appoint an owner's representative who is capable, responsive and in a position of authority.

 

Provide accurate information on sites, soils, existing buildings, etc.

 

Foster a spirit of cooperation and communication between all team members.

 

Maintain an open mind to creative solutions, thereby eliciting the best from all team members.

The AGC hopes to have provided you with useful information. It is our sincere belief that by gaining a full understanding of the design and construction process and working closely with qualified professionals, each of your projects can be an enjoyable and outstanding success.