THE BUILDING TEAM –

Managing the Building

Process
Four Major Client Types
Traditional Client
 Usually an individual or organization building a one-time project with no
in-house building expertise.
 The client possesses the innate excitement for the process of witnessing
the transformation of plans into the built environment and seeks an
engineer to assert control of the process.
 Might be a large corporation, university, or other institutional entity that
may or may not have an engineer staff, but still looks to a selected
engineer to guide the development process.
 The engineer plays the lead role in the management process and
normally provides programming, design, construction documents,
bidding.
Four Major Client Types
Developer Client
• Offers building process management that reduces some of the
engineer’s management role in managing the overall project and
provides alternative methods for approaching design and construction.
• Development processes such as scope documentation, fast track, and bid
packages are construction methodologies resulting from the developer
client’s need to accelerate the total process due to fluctuating interest
rates and the need to be first in providing space in the marketplace.
• Through this client type, the acceptance of a construction consultant as
a necessary part of the design team evolved.
Four Major Client Types
Turnkey Client
• Interchangeable with the design/build client in concept.
• Both are based on a complete project being turned over to the owner by a
single entity that is responsible for designing and constructing the project.
• The owner has little input in the process until it is turned over.
• The turnkey developer or contractor employs the services of an engineer, who
designs the project in accordance with the owner’s program requirements.
• Once a turnkey developer is selected, the owner may sell the property to the
developer or authorize its purchase from a third party under option.
• From this point forward the owner has little or no participation in the project;
the developer is the turnkey client of an externally employed engineer.

A turnkey, a turnkey project, or a turnkey operation (also spelled turn-key) is a type of

project that is constructed so that it can be sold to any buyer as a completed product. This is
contrasted with build to order, where the constructor builds an item to the buyer's exact
specifications, or when an incomplete product is sold with the assumption that the buyer
would complete it.
Four Major Client Types
Design/build Client
• Also has the engineer on the developer team and not performing services for
the owner.
• Designers/builders offer to design and construct a facility for a fixed lump-sum
price.
• They bid competitively to provide this service or provide free design services
prior to commitment to the project and as a basis for negotiation.
• Their design work is not primarily aimed at cost-performance trade-offs, but at
reduced cost for acceptable quality.
• This approach to facilities is best employed when the owner requires a
relatively straightforward building and does not want to participate in detailed
decision making regarding the various building systems and materials.
• The owner is often permitted a wide range of selection, but the range of
choices is affected by the fixed-cost restraints imposed by the designer/builder.
Program Definition
• Defines the process of organizing
and executing a project from
inception to completion • This process takes into account legal,
financial, funding, land acquisition,
architecture, engineering, specialist
• The client, instead of managing consulting, design admin, insurance,
portions or the process as in the construction admin, and facilities
traditional client and developer operation and/or management.
client scenarios, looks to one firm
for managing the total process.
ARCHITECTS & ENGINEERING CONSULTANTS
The major distinctions between architects and engineers run along generalist and
specialist lines. The generalist are ultimately responsible for the overall planning.
On some special projects, such as dams, power plants, wastewater treatment, and
research or industrial installations, where one of the engineering specialist becomes
the predominant feature, a client may select an engineering professional or a firm to
assume responsibility for design and construction and taken on the lead role. On
certain projects, it is the unique and imaginative contribution of the engineer that may
make the most significant total impact on the design.

Engineers play a major role in intelligent building system design, which involves
mechanical-electrical systems.

In any circumstances, the responsibilities of the professional engineer for

competence and contribution are just as important to the project as those of the
architect.
Client-Engineer Agreement
Although verbal contracts can be considered legal, a formal writeen document is the
preferred way to contract for professional services

Basic elements of the agreement:

 Establish the definition and identification of project phases and define the
specific scope and compensation for the engineer's basic services.
 Flexibility us built into this agreement to accomodate supplementary services
that may be considered.
 It should define the understandings of the two parties as well as of any third
parties that may be involved in the process and stipulate how the third parties
are to be managed and compensated.
 It should define items considered as direct costs that may be reimbursed under
the agreement.
Basic elements of the agreement:
 The definition of additional services, changes, and compensation for such
services, as well as the method and timing of payment, reimbursable expenses,
taxes, the responsibility for client-furnished information, project budget,
ownership of documents, confidentiality provisions, use of project databases,
insurance requirements, termination provisions by either party, and dispute
resolution may also be addressed.
 May also define the documents to be delivered at the conclusion of each
development phase and, in certain cases, the time estimated for completion of
each phase of service.
Compensation for professional services
 A major concern of an  Fee and payment agreement
engineer is to arrive at an should be accompanied by a
accurate assessment of the well-defined understanding in
scope of services to be the form of a written
performed. agreement for services
between engineer and client.
 The nature of project, the
degree of professional
involvement, and the skills  The method of payment
required should be considered should also be defined in the
in arriving at an equitable fee agreement.
arrangement.
Compensation for professional services
Types of fees that may be used are:
 Percentage of the construction cost of the project (e.g. for a
project requiring what could be described as standard
services)
 Cost plus fee (e.g. for projects where the scope of services is
indefinite)
 Multiple of direct personal expense
 Multiple of technical personnel hourly rate
 Stipulated or lump sum (e.g. for projects where the scope
can be clearly defined)
 Billing rates for personal classification
Definition of Project Phases:
1. Feasibility Studies
 To assist the client in determining the scope of the project
and the extent of services to be performed by various
parties, the engineer may enter into a interim agreement
for services relating to feasibility studies, environmental
impact studies or reports, master planning, site selection,
site analysis, code and zoning review, programming, and
other predesign services.
Definition of Project Phases:
2. Environmental Impact Studies
 Attention should be given to zoning, soils, and the potential
of hazardous materials in any form.
 If any impermissible hazardous materials are encountered,
clients should be advised so that theu can obtain the
services of a specialty consultant to determine what course
of action to take
Definition of Project Phases:
3. Programming
 If the engineer is required to prepare the program of space
requirements of a project, the program should be developed in
consultation with the client to help the client recognize
particular needs.
 Space requirements, interrelationship of spaces and project
components, organization subdivision of usage, special provision
and systems, flexibility, constraints, future expansion, phasing,
site requirements, budgetary and scheduling limitations, and
other pertinent data should all be addressed.
Definition of Project Phases:
4. Conceptual Design
 During this phase, the engineer evaluates the client's
program requirements and develops alternatives for design
of the project and overall site development.
 A master plan may also be developed during this phase. The
plan serves as the guide and philosophy for the remainder of
the development of the project or for phasing, should the
project be constructed in various phases or of different
components.
Definition of Project Phases:
5. Schematic Design
 The project team, prepares schematic design documents
based on the conceptual design alternative selected by the
client.
 Renderings and finished scale models may also be prepared
at this time for promotional and marketing purposes.
Definition of Project Phases:
6. Design Development
 After client approval of the schematic design, the engineer
and the specialty consultants prepare design development
documents to define further the size and character of the
project.
 Included are applicable architectural, civil, structural,
mechanical, and electrical systems, materials, specialty
systems, interior development, and other such project
components.
Definition of Project Phases:
7. Construction Documents
 Consists of working drawings and technical specifications for
the project components.
 Include architectural, structural, mechanical, and electrical,
hydraulic, and civil work, together with general and
supplementary conditions of the construction contract for
use in preparing a final detailed estimate of construction
costs and for bidding purposes.
Definition of Project Phases:
8. Construction Phase Services
 Diligent construction phase services are essential to translate
design into a finished project.
 The team continues with the development process by issuing
clarifications of the bid documents and assisting in contractor
selection.
 They also reviews shop drawings, contractor payment requests,
change-order requests, and visits the construction site to observe
the overall progress and quality of the work.
 Engineer personnel involved in the design of the project should be
available during construction to provide continuity in the design
thought process until project completion and occupancy.
Definition of Project Phases:
9. Postconstruction Services
 Follow up with the client after construction completion is
essential to good client relations.
 Periodic visits to the project by the engineer through tte
contractor's warranty period is considered good business.