The design and construction process (Proceedings)

The Building Team

No one person or single firm will design or construct your new veterinary hospital. Today's complex structures require a team of professionals acting in concert throughout the building process. The selection of some members of this building team is your decision. Other members of the team are selected and assembled by the architect or contractor and may never even meet or talk directly to you, the building's owner.

All projects are different in size and scope and require a different mix of team members. However, most projects utilize the following team members:

Owner The owner is probably the most important member of the building team. Both the Architect and Contractor are selected by the owner. The Owner determines the building's scope, size, location, budget, and construction schedule. The owner is the final decision-maker on selection of colors, materials and appearance. The owner must review drawings and make many decisions, in a timely manner, at various stages throughout the design process. Perhaps most importantly, the owner must pay all project costs.

Architect Provides coordination for the whole building team throughout the entire building process. The architect assists the Owner in conceptualizing the new facility desired. The architect will develop drawings depicting the structure to be built, both for aesthetic appearance and construction purposes. The architect observes the building project while under construction, ensuring that proper methods and materials are being utilized. Payments to the Contractor during construction are approved by the architect.

Interior Designer Assists the Owner and Architect in selection of materials, colors, accessories, art, interior landscaping, and other elements involving artistic or aesthetics. This team member's responsibility is to create the desired interior ambiance, feeling or mood utilizing appropriate materials.

Engineers Working under the direction of the Architect, Engineers design site and building features relation to their individual disciplines. Civil Engineers design site topography, parking, drives. Structural Engineers design the building's structural system. Mechanical Engineers design the facility's complex heating, cooling and ventilation systems. Electrical Engineers design the hospital's electrical and lighting systems. Obviously all these complicated systems must work in harmony in a relatively small structure. Much coordination, expertise and experience is required of these professionals. The selection of engineers for the project is usually made by the architect.

General Contractor Utilizing the Architect's construction drawings and project manual, this professional will physically construct your new or remodeled hospital. During this process he will hire a myriad of Sub-contractors and be responsible for the expenditure of hundreds of thousands of dollars. The Contractor will facilitate reviews and inspections by governmental authorities. The Contractor is also responsible for project scheduling of Sub-contractors and meeting project deadlines.

Sub-Contractors Working under the direction of the General Contractor, Sub-contractors build or install features or systems of the building relating to their individual craft or discipline. Electrical, Mechanical, Carpentry, Masonry, Dry-wall, Roofing and Plumbing are but a few Sub-contractors that must be selected and scheduled for work on a project.

Understanding the role the Architect and General Contractor will play in the design and construction of your veterinary facility is essential. Let's take a closer look at the function and how to better select these two building team members.

Selecting An Architect

Understanding the role an architect will play in the design and construction of your veterinary facility is essential. The selection of this important member of your building team is a critical decision. This professional will

Retaining an architectural firm is not unlike the hiring of any company or individual providing a professional service. The following are a few important areas of consideration:

Experience Select an architect or firm that has successfully completed projects similar to your proposed project.

Communication Personal compatibility and the ability to easily communicate ideas are essential traits. A successful architect is a good listener. His ability to understand your concept of the project and translate it to reality is all important.

Fees After clearly explaining the scope and complexity of your proposed project, request fee quotations in writing. Fees are usually quoted as a percentage of construction costs or as a stipulated sum.

References Obtain client references and talk to other veterinarians for whom the architect has provided services. Ask how prospective architects do business, how well clients' needs are met and how the completed building functions.

Obviously, the more information you can gather about the design firms under consideration the better your selection will be. Always clearly state your project requirements and understand the duties the architect will perform. Ask for an explanation of anything you do not understand. Always insist on a written agreement or contract. The result will be a successful building project for both you and your architect.

The Architect's Role

Total architectural services represent all necessary architectural work for the design and construction of a building project. The total architectural service is often divided into five phases, each representing a percentage of the total architectural fee (indicated after the title of each phase). All phases of service should be approved by the Owner before proceeding to subsequent phases.

Schematic Design Phase (15% of total service)

The Architect consults with the Owner to determine his requirements for the project. The Architect will then prepare schematic design studies leading to a recommended solution for the project.

Design Development Phase (20% of total service)

The Architect prepares the design development documents, based on the approved schematic design, consisting of plans, elevations and other drawings and outline specifications. These documents are used to fix and illustrate the size and character of the entire project: Kinds of materials, type of structure, mechanical and electrical systems.

Construction Documents Phase (40% of total service)

The Architect prepares Working Drawings and a Project Manual (Specifications) from the approved design development drawings. These documents set forth in detail the requirements for construction of the entire project. These documents will include all necessary bidding information, the conditions for the contract, the form of agreement between the Owner and Contractor. We assist the Owner or Contractor in preparing the required documents for the approval of governmental authorities having jurisdiction over the project.

Bidding or Negotiation Phase (5% of total service)

Following the Owner's approval of the construction documents and the latest statement of probable construction cost, Chapel Associates assists the Owner in obtaining bids or negotiated proposals and in awarding and preparing construction contracts.

Administration of the Construction Contract (20% of total service)

As the Owners representative, the Architect will make periodic visits to the site to review the progress and quality of the work and determine if the work is preceding in accordance with the contract documents. On the basis of these onsite observations, The Architect can guard the Owner against defects and deficiencies in the work. The Architect reviews the Contractors submission of shop drawings, samples and catalogue data for conformance with the design concept of the project. The Architect prepares Change Orders for the Owner's approval, approves Contractor's Applications for Payment, receives Contractor's written guarantees and issues the final Certificate of Payment by the Owner to the Contractor.

Selecting a Building Contractor

Understanding the role a Contractor will play in the design and construction of your veterinary facility cannot be over emphasized. The selection of this important member of your building team is a critical decision. This professional will interpret the Architect's drawings and physically construct your new or remodeled hospital. During this process he will spend hundreds of thousands of your hard earned after tax dollars. You will practice in the result (good or bad) of his labors for years to come.

Selecting a Contractor is again, not unlike the hiring of any company or individual providing a professional service. Listed are a few of the important areas of consideration:

Experience Select a Builder that has successfully completed projects similar to your proposed project. If possible, visit completed projects personally. A brief walk-through and discussion with past clients can be revealing.

Communication Personal compatibility and the ability to easily communicate ideas are essential traits. A successful Contractor is a good listener. His ability to understand the Architect's concept of the project and direct the Subcontractors to a successful project completion is paramount. Additionally his interaction with you, the Owner is crucial to the building process.

Bid or Negotiated Price After the Contractor reviews the Architect's drawings and understands the scope and complexity of your proposed project, a bid price will be quoted in writing. Bids can be received in several manners. This is an area with legal consequences and should be undertaken with the advice of an Architect or legal counsel.

References Obtain client references and talk to other veterinarians for whom the Contractor has provided worked. Ask how prospective Contractors do business, how well clients' needs are met and how the completed building functions.

The Contractor's Role

Simply stated, the General Contractor's role is to provide all necessary labor and materials to construct the building project in accordance with the Architect's plans and specifications. Listed below are a several important facets of this work:

Bid or Negotiation Selection of a Contractor based on price.

Contractual Agreements Legal documents that spell out performance, cost and time of construction.

Payments to the Contractor Contractor's Application for Payment and the process of quality control and payment.

Changes in the Project Addenda, Change Orders and the various methods for changing features of the project after construction has begun

Project Completion Substantial Completion, Punch List and Final Completion