David Stutzman of Conspectus wrote a blog post last week about his experience finding construction document scope omissions and other issues in a set of progress construction documents. These omissions and issues would have amounted to lots of scope of work missing from the construction documents (leading to change orders), and some potentially serious construction and building performance problems, had he not commented on them to his architect-client.
Dave asked, “So why is the specifier finding this? Well given the time, finding stuff like this and asking questions is all part of the job. This is what goes on in the background and owners are never even aware. Most owners don’t know if a specifier is involved and rarely, if ever, know who it is. Yet it is often the specifier who keeps the projects out of trouble and all without the owner knowing.”
The reasons specifiers often find problems such as Dave found are because of Dave’s reasons above, and also because of the way specifiers approach their work in the planning stages. Like Dave, I prepare a table of contents to include with my fee and services proposals. Sometimes I have the architect’s DD drawings to look at, sometimes I just have a concept design narrative.
The reason I do a table of contents with my proposal is because I approach the project from a point of view of the whole picture. I want to consider every spec section we might possibly need. Then I remove from my list what we don’t need, and there’s my table of contents – my scope.
Instead of gathering up my scope bit by bit, and building up my table of contents, by adding each section I think we’ll need, I consider all of the potential scope, and then delete what I know we don’t need, subtracting from my master table of contents to get down to my project table of contents.1
For me, creating a table of contents is not like building with Legos, it’s like sculpting stone; in creating a table of contents, I just chip away all that is not part of the project.
Like Dave does, in my proposed table of contents next to the sections that I expect to be someone else’s work, I indicate that. I’ve never had an experience as extreme as the one described in Dave’s post, but I regularly have similar experiences on a smaller scale, where some necessary project scope is just missing from the work of architect/consultants/specifier. I’m often the first person to notice the omissions in progress sets, even though I don’t ever see other consultants’ proposals.
As most design professionals who have worked with specifiers know, we are extremely detail-oriented people. We get deep into the details. However, in order to know where to go to dive deep, we have to lay out our plan of action first. We see the big, big picture. That’s partly because we often prepare Division 01, which prompts a whole lot of questions about procedures during construction, and a whole lot of questions about what is in the Owner-Contractor agreement. It’s partly because we lay out our project road map (table of contents) very early, so we don’t get burned, fee-wise.
I never approached projects in this manner when I worked as a project architect. There was no listing of all the drawings that I might need anywhere in my office or anywhere else that I knew of. I actually don’t know any architects who approach projects in the same way most specifiers approach projects.
However, this approach would be a good way for an architect who is the owner’s prime consultant on a project to approach the division of design work, and to verify that all design work, and the production of all construction documents required for the project, is assigned to someone, and is accounted for in consultants’ proposals if the architect isn’t doing it. This would help ensure that the owner is getting what he thinks he’s getting for the contractual design fee – a completely designed project. This would also help prevent massive change orders due to missing scope during construction.
If an architect can’t take this approach, he or she should at least note all explicit exclusions by consultants in their proposals, then verify that the architect or another consultant is covering that work, and if not, verify that the owner does not need that work to be done. If the owner does require that work, the architect should get that work added into someone’s scope before construction begins.