Do you need an Architect-Engineer?

Laws vary by region, but generally an architect or engineer or both are required to perform the design and review of construction for new buildings, renovations or additions with a floor area of over 6,000 square feet. The exception to this is the building type known as Assembly Buildings, such as schools, community centres, theatres, libraries, swimming pools, etc., where the services of an architect-engineer are required regardless of the floor area of the proposed construction. Commercial construction usually involves and Architect-Engineer [A/E] team

Most people don't realize how complicated it can be to build or renovate - until they have to deal with building codes, zoning laws, hiring contractors and making sure that the work is done properly. There is never any single, clear-cut path through this maze, because no two projects are exactly alike. This is where the A/E, drawing on their extensive training and experience, can provide invaluable assistance in the process. In most cases, the cost of hiring an A/E can be returned many times over by savings reaped from an efficient design, properly specified materials, thoroughly prepared construction documents, assistance with the selection of a contractor and review during the construction phase. JRL offers a complete complement of project development and engineering services from site selection to completed completed construction and occupancy or startup.

As a part of his services, the A/E will discuss your goals, requirements, budget, and special needs. He will visit and study your site. The A/E will then work to translate your dreams into reality in the form of design concept sketches. Next, he will prepare a detailed set of construction drawings and specifications. These construction documents will be used to obtain accurate and comparable bids. The A/E will help you select appropriate contractors to bid your project, review those bids and assist in selecting your builder.

The A/E will also provide assistance throughout the construction of the Project. He will observe the construction process, help with changes, look out for quality control, assist in making design decisions and professionally represent the owner's interests.

The first step in your construction is the selection and purchase of the land. Most clients own their property before finding an architectural engineering firm, but for those who do not, the A/E's advice prior to purchase is strongly recommended. Your A/E can visit available properties, evaluate those best suited to client needs and goals, study the property and look for any potential problems that might make construction more difficult or expensive. Once the land is purchased a number of studies are needed before design can start; a site survey showing contours, boundaries, setbacks, trees and rocks; a soil test outlining foundation, drainage, and septic requirements. The A/E can provide names of qualified surveyors and soil engineers or they may coordinate the necessary studies in your behalf. A review of design covenants, codes or legal restrictions applying to the land are also important. Depending on the size of the structure and conditions such as expansive soils or seismic zone, other studies may be needed for engineered foundation plans and structural considerations.

THE PROGRAM:

Next the owners and the A/E will develop a written description or program, that lists the requirements for the project. This is a detailed list of rooms and room sizes, how the spaces will relate to one another, lighting, access and aesthetic considerations. If our client has special requirements such as solar heat this is the time the A/E will discuss it. Clients often bring a file containing notes, photos and magazine clippings or tenant requirements to give the architect a better idea of their intentions and desires. From this program, the A/E will estimate the size of the proposed structure. Based on various factors & recent similar jobs, the A/E will prepare an estimated cost for the project. If this proposed cost is not within the budget, the program is then revised, with reductions in size or quality or an increase in budget before the project proceeds into the design phase.

A/E's specialise in creative problem solving. The process begins by determining your needs and budget. By considering variables such as site constraints, building codes, local climatic conditions, energy efficiency, functional requirements and the latest technology in construction materials and methods, the A/E team will provide alternatives to meet your particular requirements. The A-E plans your project with you. As your ideas evolve, changes can be made on paper rather than during construction. By thoroughly exploring available solutions to your needs at this stage, costly changes during construction can be avoided.

Based on the Design site analysis and program, the A/E begins work on a design. For large projects, the design may be broken into phases to provide milestones for both the A/E and the client. The A/E will prepare sketchs of site plans showing structure location and driveway access, plans showing room layouts and sizes, and elevations showing a rough concept for the exterior of the structure. During this phase the A/E takes factual, objective information, solves the practical problems and arrives at a subjective solution in the form of an attractive design. Owners review design concept sketches, concentrating on the overall concept. Small details come into consideration later. Design concepts are revised and refined based on the owner's' feedback.

Once the Concept is established, Final design drawings are drawn at a larger scale and incorporating structural and mechanical considerations. These are the owner's final review of the design prior to starting the construction drawings. To help you visualize the design, the A/E may produce three dimensional drawings, commonly known as "perspectives" or "renderings". Depending on the type and complexity of the project, the A/E will produce simple models illustrating the basic features of the design. If more detailed models are required, these can be provided, normally at an additional cost.

Once the design has been finalized, production of construction documents (commonly called "contract documents") begins. After the owner has approved the final design drawings, the architect begins the construction documents. A typical set of construction drawings includes a site plan, foundation plan, floor plans, exterior elevations, building sections, details, framing and roof plans, and interior elevations. Mechanical and electrical layout sheets are drawn. Various mechanical and electrical Schedules will be prepared including such items as heat loss and energy calculations. The A/E will produce a detailed set of drawings illustrating the construction materials and assemblies required to execute the approved design. Depending on the scope of the project, other consultants may be involved, such as structural engineers, mechanical/electrical engineers, or landscape architects. The architect directs and co-ordinates the work of these other consultants. Specifications will be produced setting out all required materials, quality and construction methods and workmanship.

There are three main uses for the construction documents. Detailed drawings and specifications allow for accurate, comparable bids from contractors. The documents will be reviewed by the building department before issuing permits. And, of course, the drawings and specifications will be used by the contractor and sub-contractors to execute the construction.

Some owners will have already selected their contractor prior to designing the structure. In this case, the contractor often will participate in the design process, providing preliminary cost estimates and conferring with the architect on details and specifications. At this stage the contractor would do a detailed cost breakdown and prepare a contract, and the owner would then proceed with financing. In other cases, a client will have several contractors bid the project. The winning contractor will be selected because of price, reputation, and compatibility with the owner.

The final drawings and specifications will form the basis of bids tendered by contractors. Depending on the type and scope of the project, bids can be solicited from contractors by open tender, invited tender, or negotiated with a contractor pre-selected by you.

Once bids are received, the A/E will review the bids and assist you in selecting the contractor. The A/E will draw up the construction contract and preside over the signing of the contract and receipt of items such as proof of the contractor's liability insurance, financial stability, etc.

Concurrent with the bid process, the A/E may persue the various permit approvals required before construction can begin. This may include demolition permits, site plan approval, zoning approval, and finally, the building permit. Often times the approvals are a part of the construction contract. The goal is to have all approval in place at or immediately after the signing of the construction contract, so that construction can begin immediately. Any delays at this stage can have a financial impact on the project, since the contractor would be within his right to request additional compensation if construction is delayed beyond a reasonable period after the signing of the contract. The A/E will obtain permits and monitor the permits furnished by the contractor to keep the project moving smoothly.

With a signed contract and all approvals in place, construction begins. During construction the A/E makes periodic visits to the job site. His role is to observe the work, to see that the project is being built as designed and to help resolve any problems or make changes requested by the owner. The A/E will monitor construction progress, and review the work to ensure that it conforms to the requirements of the drawings and specifications. The A/E will review and certify payment requests from the contractor. The A/E will produce site review reports and record deficiencies requiring correction. Once construction is completed, the A/E will conduct a final review, produce a deficiency list (usually referred to as the "Punch List"). On large projects final reviews may be by floor or by some other pre-determined phase. At the completion of the project, the owner, architect and contractor take a final walk through to compile a punch list of any remaining work requiring completion or repair. During the construction process the architect acts as the owner's professional representative. and provide a letter to the municipal building department certifying that the construction was carried out in conformance with the construction documents and in compliance with governing building codes. The latter is normally required by municipalities in order to issue an "occupancy permit" which legally allows you to occupy the new premises

With the premises occupied, the A/E's remaining tasks consist of following up with the contractor to ensure that all deficiencies have been corrected, processing and approving final payment, and ensuring that all required warranties are obtained on your behalf. Once these are done, the contract is termed "closed-out" and the project is officially completed.

The A/E will act as a resource to you during the warranty period, to assist in obtaining swift corrective action from the contractor for any problems or deficiencies which develop. The A/E can draw on his knowledge and experience to ensure that problems due to faulty workmanship and materials which may occur during the warranty period are properly recognized and responsibility for their correction is accepted by the contractor.

The above summary is representative of the basic process involved in the design and construction of most projects, but should not be considered definitive. As every project is unique, so are the steps required to bring it to a successful conclusion. The A/E draws upon his experience and talents, and those of his staff and other consultants, to plan and orchestrate the many tasks required to turn your vision into reality.