Haines and Griffin/Office Space Planning, Part 3

23

Figure 2. Room organization sample (shows relationships of

elements).

Figure 3. Sample exam room.

clusion, the design team will need to prepare detailed con-

struction documents, often referred to as "working draw-

ings." These documents spell out in detail the quality and

In either case, at the end of this phase, the cost of the

quantity of materials and how and where these materials

project is determined. However, the final cost of the build-

are to be installed.

ing is not determined until actual construction is started

The construction documents are extensive and de-

and finished. In the history of construction, a perfect set

scribe the building to the governing authorities, as well

of construction documents has never been created. There

as the contractor and sub-contractors that will perform

will always be coordination issues, missed items, and other

the construction. These documents also form the back-

construction-related costs that should be planned for (that

bone of the owner-contractor contract and define the re-

is why you have a contingency in the economic pro forma

sponsibilities of the contractor, the owner, and architect

discussed earlier).

during construction. These documents are then given to

Construction

the selected contractor or contractors for pricing.

This is when the building or suite is actually built.

Bidding and Negotiation

During the construction of the building, the contractor and

There are two basic methods that are used to select

the design team will handle many issues. You may be asked

a contractor to build a project (excluding design-build,

to approve some aspects of the project, and you will most

which will be discussed in Part 4 of this series), competi-

certainly find some things that you want to do differently.

tive bidding, or direct negotiation. When a project is com-

The contractor will generally submit payment ap-

petitively bid in the private marketplace, you are free to

plications monthly, and your design team will visit the

select and pre-qualify the general contractors for your pro-

construction site periodically and approve and certify the

contractor's application for payment. The local building

ject. Find contractors that are familiar with medical office

officials will also visit the site and inspect the work of the

construction, are appropriately sized, and have a track

contractor at various stages of the construction. When the

record of successful projects.

project nears completion, you and your design team will

When competitive bidding is selected, each general

inspect the work and develop a list of items (the punch

contractor is given the drawings and specifications and

list) that need to be addressed or completed.

asked to provide a bid due at a specific time and place.

Closing out the construction will require a signifi-

Under this method, the lowest qualified bidder is awarded

cant effort on everyone's part. The contractor will need to

the project. If the project is to be negotiated with a sin-

complete his work and provide the necessary closeout doc-

gle pre-selected general contractor, then the completed

uments, and you and the design team will need to make

drawings and specifications are given to him, and he/she

the final inspections and approvals. After the final touch-

will provide either a lump sum price or a guaranteed max-

up is complete, the facility will be ready for final move-in.

imum price.