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  • 1.  Construction Documents by Architects

    Posted 04-07-2011 05:39 AM
    This message has been cross posted to the following Discussion Forums: Practice Management Member Conversations and Project Delivery .
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    Errors, omissions and coordination problems usually occur during preparation of construction documents and drive up the cost of professional liability insurance, a major business expense. No set of construction documents is perfect. The cost of correction is usually determined by the point in time at which the error is found.
     
    Is it fair to ask, if architects should be preparing construction documents at all?

     

    Construction documents prepared by a contractor

    • are not as voluminous as those prepared by an architect, because he is not covering himself contractually
    • are more in touch with current technologies
    • are more considerate of construction processes
    • are coordinated with and by the general contractor
    • are produced more quickly than by an architect

    and thus result in overall cost savings; and, unless the profession thinks of something else, less compensation for the architect.

     

    If the architect determines the shape and appearance of the detail and leaves its execution and integrity to the contractor, would the project and client be better served?

     

    This seems to be a major quandary that the profession is in. Are multi-party agreements and integrated design the answer? Any thoughts on this?



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    Karl Hartnack AIA
    Component Past President
    Hartnack Architecture
    Düsseldorf
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  • 2.  RE:Construction Documents by Architects

    Posted 04-08-2011 09:56 AM
    Karl,

    You are on the right track.  Working within the principles of IPD and lifting concepts from the multi-party agreements we have evolved a delivery method were we do a detailed set of DD's then have our CM competitively bid nearly everything (they are also the GC and self-perform some things).  Then in collaboration with each of the trades we, as the architect of record, complete the construction doc's.  The MEP sub-contractors do their own engineering based on our DD's and under review of our engineers.  So in theory you get all the benefits listed in your comment, plus competition and architect control (and fees).  Our project sizes ranged from $1M - $4M.

    Because most of the subs and trades have been involved in the final design process, change orders are minimal and construction seems to go smother and faster.  The owner loves it.  But another interesting phenomenon is occurring, at least with one of the CM's we work with regularly.   

    Because contractors are involved in the design, with some doing their own plans and specs, they are loosing some of the protection typically afforded them by the Spearin Doctrine.  The Spearin Doctrine "is a legal principle that holds that when a contractor follows the plans and specifications furnished by the owner, and those plans and specifications turn out to be defective or insufficient, the contractor is not liable to the owner for any loss or damage resulting from the defective plans and specifications. This rule has been adopted by the courts in virtually all states."


    On a project just underway our CM has requested that we do full CD's for all the MEP trades. Hmmmmm.  This is a 180 degree change from collaboration approach they were advocating a couple years ago!

    The Capital Facility Industry has got to change.  We are a very segmented industry for all the right reasons.  But that segmentation should benefit the owner.  Planning, design, procurement, construction, commissioning and management tasks should be left to their respective experts but those experts must work as one unit through the development process and then throughout the facility's lifecyles.


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    Kevin Connolly AIA
    President
    Connolly Architects, Inc.
    Milwaukee WI
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  • 3.  RE:Construction Documents by Architects

    Posted 04-08-2011 10:49 AM
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    -------------------------------------------
    Original Message:
    Sent: 04-07-2011 05:39
    From: Karl Hartnack


    Mr. Hartnack aptly describes a debate that each practitioner and firm must examine and resolve:  How do we want to practice? Many architects are well prepared to create fully developed contract documents that meet the standard of practice; many are not and don't wish to. As clearly stated in the AIA Code of Ethics, we should not promise to deliver professional services which we are not competent to deliver. This bare truth overrules many high level forum conversations about IPD or the "architect as master builder." The fact is, we're a diverse profession in a diverse industry, and there's room for many competencies.

    The second level to the conversation is the question of leaving the development of detailed construction documents to the constructor organizations - CMs, GCs, and trade contractors. There are as wide a range of competencies in this part of the industry as there are in the design professions. Some constructors are highly competent in this arena, and are skilled in collaborating with architects in the development of designs and their subsequent contributions in completing construction details through an enhanced shop drawing/submittal process. There are many who are not. For those clients and projects and teams where this type of project delivery works, do it. It will likely save time and money. Whether it produces a better facility for the client will be determined by experience over time.

    Many architects and their firms will engage in an array of conventional and design-build and IPD projects concurrently, based on their capabilities and markets. These teams will figure out how to best leverage their competencies to accomplish the work. Clients will figure out what works best for their own level of need and competence.

    However, architects should bear in mind that eliminating the competency of construction document preparation and construction contract administration from their services will eliminate up to 50 percent of their project time and their fees. Will it reduce architects' liability exposure by 50 percent? Not according to the state licensure statutes I've read. While offering reduced services in conjunction with certain project and team types may be a successful solution for some firms some of the time, for the profession as a whole to embrace this approach to architectural practice will mean some wholesale changes, such as reducing the number of professional architectural school programs due to the reduced need for qualified licensed professionals with both broad design and detailed technical competencies.

    I believe we should be preparing emerging professionals for a diverse array of architectural practice, and provide for better definition of this diversity, including design and technical competencies, and not just decide that the way that we may currently practice in our own firms is the way the entire profession should define itself going forward.

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    Philip Kabza AIA
    Partner and Dir Technical Services
    SpecGuy
    Charlotte NC

    Subject: Construction Documents by Architects

    This message has been cross posted to the following Discussion Forums: Practice Management Member Conversations and Project Delivery .
    -------------------------------------------

    Errors, omissions and coordination problems usually occur during preparation of construction documents and drive up the cost of professional liability insurance, a major business expense. No set of construction documents is perfect. The cost of correction is usually determined by the point in time at which the error is found.
     
    Is it fair to ask, if architects should be preparing construction documents at all?

     

    Construction documents prepared by a contractor

    • are not as voluminous as those prepared by an architect, because he is not covering himself contractually
    • are more in touch with current technologies
    • are more considerate of construction processes
    • are coordinated with and by the general contractor
    • are produced more quickly than by an architect

    and thus result in overall cost savings; and, unless the profession thinks of something else, less compensation for the architect.

     

    If the architect determines the shape and appearance of the detail and leaves its execution and integrity to the contractor, would the project and client be better served?

     

    This seems to be a major quandary that the profession is in. Are multi-party agreements and integrated design the answer? Any thoughts on this?



    -------------------------------------------
    Karl Hartnack AIA
    Component Past President
    Hartnack Architecture
    Düsseldorf
    -------------------------------------------






  • 4.  RE:Construction Documents by Architects

    Posted 04-08-2011 10:49 AM

    You must be kidding! We have all seen what has happened to the profession as we have delegated responsibility to others. Responsibility is equal to power is equal to compensation, and if we give up risk and responsibility, we also give up any respect for the profession and any hope of proper compensation. We cannot be relegated to applying decoration unless we want to be complete marginalized in the construction industry.

    That said, I agree that there are no such thing as perfect documents. And  contractors clearly understand elements of construction better than some architects. The solution is twofold. First, owners need to understand that construction is a process. Documents guide it, but cannot be absolute. Thety still require further interpretation as part of their execution. Secondly, the documentation process is very much aided when the contractor is part of the team. This says a lot for Integrated Project Delivery. We always recommend that a contractor be selected early in the process, so that they can be part of the document development. That means that Value Engineering suggestions are made early, when they can be integrated into the documents and do not require changes (which are never completeley coordinated). The team approach also elminiates the finger pointing that results when a problem is identified. Rather, the team solves it, to everyone's benefit and without resort to lawyers. This is a much better way to retain our role and responsibility as architects while mitigating some of the liability inherent in our profession.
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    Jerry Roller AIA
    Firm Owner/Architect
    JKR Partners
    Philadelphia PA
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  • 5.  RE:Construction Documents by Architects

    Posted 04-08-2011 09:46 PM
    Karl brings up very important issues. I've heard it said that building are not constructed from construction documents but from shop drawings, where the fabricators and installers of the world know how things go together better than architects. Until architects are in the field for extended periods of time, watching things going together, considering problems and solutions from the contactors point of view and seeing the various problems and sollutions that are resolved on site, this may continue to the be case. I've been spending much more time on site these days and it has really helped me communicate and understand things from a contractors point of view. I've often thought it would be good for architects to take a sabatical and work for a contractor for a year and then return back to the architectural office with new understanding and skills. I'm currently working with a contractor/BIM consultant and that combination is a real winner. Perhaps BIM software will bring architects to the level of understanding that contactors and fabricators have as they put models together in 3D. Contractors are taking the lead on BIM software in many cases and this is where architects need to step up to the plate and start batting for the team. Design Build may be a good avenue as well, where we all get together, on site (or the virtual site) and built it together, in cooperaton, for mutual benefit. You have to have the right people for that who do not have an axe to grind but truely enjoy making things as a team. And owners have to trust and participate as deeply as the rest of the team.
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    Randall Kurzman AIA
    Kurzman Architecture, LLC
    Chicago IL
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  • 6.  RE:Construction Documents by Architects

    Posted 04-09-2011 09:27 PM
    Well said Randall. Thank you.

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    G. Drake Jacobs AIA
    Melrose MA
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  • 7.  RE:Construction Documents by Architects

    Posted 04-09-2011 09:25 PM
    In my humble opinion, this hot potato question reflects the continuing devaluation (initiated by architects) of the role architects play in the designed and built environment.  Architects must get better at avoiding errors, omissions, and solving coordination issues.

    It appears that many clients, particularly first time buyers of design services, have little knowledge of what services or skills architects provide.  These clients' expectations are all over the place.  Some clients expect a 'pretty picture,' which a contractor (somehow) converts into a building. Other clients expect to tell the client what is wanted and expects the architect to just 'do it all.'

    These are two extremes.

    The truth of the matter is that too many architects truly do not know how to 'build a building' through their design tools.

    Many years ago, I interviewed with a firm that had weathered the down years of the late 70s to mid 80s by doing feasibility and master plan studies.  When they started to get real building design contracts, they were distraught that their 26 person staff had not one person who ever designed, detailed, and constructed a building.

    Today there are advocates of design-boutique architectural practice who want to have separate detailing and construction administration firms handle project execution (maybe even outsource overseas). With all due respect, I advocate going in the other direction: architects must learn the art and the craft of architecture and lead an increasingly complex industry.

    Please keep in mind that the rationale for licensure of architects is that we are 'experts in life safety' as demonstrated by examination questions covering building codes.  This is legally described as a 'non-delegable' responsibility of the architect 'of record.'  We may question if the exam actually demonstrates this knowledge.

    Sadly, too many 'experienced architects' are deficient in building code expertise.  I've seen too many major built projects, designed by licensed architects, with numerous substantive  / serious code violations in areas of egress systems and fire separations. What else may be wrong with those designs . . . ?

    So if we accept the proposal (the architect determines the shape and appearance of the detail and leaves its execution and integrity to the contractor, would the project and client be better served?) then who is responsible for the design and its code compliance?

    Please recall, the code consultants (many of whom I prize and employ) are not professionally liable for the code advice they provide.  That responsibility is exclusively mine (as the projects' architect of record).

    Some clients, sensing the deteriorating reputation of architects for the code compliance of their designs, have engaged their own 'code consultants.' 

    One such vastly experienced consultant tried to show his expertise by challenging my code work and asserting that I had failed to provide a code required 2 hour separation between a hospital and a contiguous parking garage. He failed to understand the actual requirements of the International Building Code (applicable in the jurisdiction) and the relevant provisions of NFPA 101 and the inapplicability of NFPA 88.  It was only after I got a written interpretation from NFPA that he backed off.  Sophisticated code knowledge would reveal how that hospital / garage can be totally open between the occupancies and entirely code compliant.  Such knowledge is hard work.

    Had my team (enormously aided by our fab code consultant) failed to understand the relevant codes, my client would have spent over a $100,000 providing unnecessary building elements.  Would a contractor know any better than the skilled design architect doing full design, production and construction administration?

    Lastly, I should observe that the adoption of complex energy codes by virtually all jurisdictions has raised the knowledge required of all licensed architects.  Last year I monitored a series of workshops on building energy analysis and design. In the post seminar evaluation forms some attendees protested the materials presented were 'too complex' or 'too difficult.'  Having sat through the same session, my reaction was that this material is baseline information with which all licensed architects should be conversant.

    Boutique design firms should have a very small place in the profession and, unless they have the full range of architectural expertise, I believe they diminish the reputation of the profession as a whole.

    Respectfully, I disagree with this proposal. Please excuse my lack of brevity.

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    G. Drake Jacobs AIA
    Melrose MA
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