When do responsibilities of security maintenance, utilities, warranties, damage to the work, and insurance shifts from C to O?
at substantial completion
What 10 items must the Architect receive from the Contractor before authorizing final payment?
- An affidavit that payrolls, bills for materials and equip, and other project-related expenses have been paid
- Certificate providing that insurance required by contact to remain in force after final payment is currently in effect
- Written statement that C knows of no substantial reason that insurance will not be renewed
- Consent of surety to final payment, if applicable
- Other data establishing payment or satisfaction of obligation arising out of contract
- All warranties, maintenance contracts, operating instructions, certificates of inspection, and bonds
- All documentation required to be submitted with the application for final payment
- A set of as-built drawings, if required by O/C agreement
- Certificate of occupancy as issued by building department
- Extra stock of materials as called for in specifications (attic stock)
When is it most helpful to both O/A to make follow-up visits after project completion?
At the 6 month and 12 month marks
True of False: Per B101, O may request that A (without additional compensation) conduct a meeting with O to review facility operations and performance
True. This is NOT a post-occupancy evaluation
What is a post-occupancy evaluation (POE)? Is it part of the Architect’s basic services?
An evaluation by an architect of the performance of a building. Application varies widely in scope, as an evaluation may take place at any time after the building is occupied (but often within 3-6 months) and may address one or more aspects of the performance of a building.
No. It can be included as an additional service in O/A contract OR contracted for separately after project completion
What 3 main questions does a post-occupancy evaluation answer?
- Does the project satisfy its functional and aesthetic requirements?
- Is everything functioning properly?
(MEP, construction details, materials, fire protection, etc) - Are the users and Owner happy?
What are the 3 main benefits of a post-occupancy evaluation?
- Good public relations effort
- Allows Architect to maintan contact with client for marketing purposes
- Benefits the architecture firm’s corporate knowledge
What is building commissioning?
A 2 part process:
- planning, designing, installing, inspecting, testing, starting up, and adjusting building systems
- Verifying and documenting that they operate as intended and meeting the design criteria of the contract documents
Who should be the commissioning agent?
a third party separate from O/A/C
- could be CMa (but NOT a Cmc)
When should a commissioning agent be brought onto the project? When does their work end?
programming phase
through
post-occupancy
What are the 3 basic phases of commissioning?
- Determine performance requirements
- Plan the commissioning process
- Test performance and function
When does the commissioning agent determine performance requirements? What two documents are produced during this commissioning phase?
During pre-design/design phases.
- Owner’s project requirements (OPR) = broad summary of the critical planning requirements and Owner expectations
- often created in parallel with programming phase - Bases of Design document = technical document that explains how the OPR have been satisfied by the proposed design
- used for systems selection, integration, and sequence operations
What document is produced while Planning the Commissioning Process? What 8 items does it include?
The commissioning agent drafts a Commissioning Plan, which includes:
1- scope of commissioning
2- list of systems/elements to be commissioned
3- responsibilities and identification of team members
4- commissioning schedule
5- commissioning protocols
6- documentation required during process
7- test procedures and inspections plans
8- construction checklists
When does the commissioning agent test performance and function? What occurs during this commissioning phase?
What document is produced?
Near the completion of construction. Commissioning activities & evaluation should continue into post-occupancy phase.
Equipment is tested to determine whether they meet design criteria.
- Contractor adjusts/corrects/repairs incorrectly functioning equipment.
- Training is conducted for building operations/Owner
Commissioning agent generates a commissioning report = summary of results of construction-phase commissioning tests and provides detailed operation and maintenance instruction for each system.
When should the final commissioning testing occur?
One year after initial occupancy to verify system operation. Contractor’s warranty should be coordinated to align so C can make any needed repairs/corrections.
Which team members should participate in building commissioning?
- commissioning provider
- owner
- architect
- MEP engineers or other design consultants
- General Contractor
- various subcontractors
- anyone else directly involved with the construction process
What are 5 things happen at substantial completion?
1 Owner can occupy or utilize work for intended purpose
2- In many states, the statute of limitations begins
3- Contractor’s schedule for the project ends
4- Any early completion bonuses or liquidated damages are based on this date
5- Responsibilities of security maintenance, utilities, warranties, damage to the work, and insurance shifts from C to O
What are the 6 steps of substantial completion?
- Contractor begins close out by notifying A in writing and submitting a comprehensive list of items still to be completed or corrected
- Architect makes an inspection to determine the work is substantially complete and whether there are more items to add to the list
- List of items made by A after inspection is called the punch list - Contractor corrects the items on the punch list
- O may move into/use building while punch list work is being corrected - Architect makes a second inspection to determine work is substantially complete and prepares a certificate of substantial competition that establishes the date of substantial completion (AIA G704 Certificate of Substantial Completion)
- Certificate of Substantial Completion is submitted to both O/C for their written acceptance of responsibilities certified to them
- If Architect determines work is NOT substantially complete, A notifies C of work that must be completed before a certificate of substantial completion can be prepared - After C has completed all work, C notifies A in writing that the project is ready for final inspection and acceptance
- This includes the final application for payment - Architect schedules and performs the final inspection. IF work is acceptable with contract documents, A issues final certificate for payment and the entire balance due to C (including retainages) is due
Certificate of Substantial Completion should include these 2 important items:
- a statement of time within which C must correct or complete any remaining items:
- Final cleaning
- Instruct O in operation of systems/equipment
- Complete keying for locks and turn over keys to O
- Restore any items damaged by C
- Deliver and document attic stock (extra materials for future repairs), if required by specifications - Any nonconforming work that O has accepted
What does the Owner’s final payment mean in terms of claims by the Owner?
Owner’s final payment = a waiver of claim by O, UNLESS the claim involves:
- Lien, claim, security interest out of the contract and unsettled
- Failure of the work to comply with requirements of contract documents
- Terms of special warranties required by contract documents
- Audits performed by owner
