Project management during construction
Do you have the experience to handle construction project management yourself?
So you have an amazing design and fantastic documentation including 3D views of every possible angle, a great builder who comes with recommendations, money in the bank and a signed build contract. What could possibly go wrong?
Well, the answer is complex and it relates to your level of experience, the complexity of the build, the building contract, properly coordinated documentation and the building site. The short answer is, things go wrong all the time and unless you have experience in design, construction and contracts, you should probably find someone to help you with it.
Of course, as the architect of the original design, we believe it’s always in the client’s best interest to maintain a level of service from us throughout the construction process so that we can manage design-related issues as they arise and ensure the design intent is carried through. We offer a range of architectural services to ensure clients get the best results, and we’re capable of handling all aspects of construction project management.
It’s amazing how often clients want to make changes during construction, which can have huge consequences on cost, time, coordination of other unforeseen aspects of the project as well as diminishing the design.
As architects, we are at the centre of every decision throughout the design and documentation process. Often these decisions are complex and multilayered, and can involve structure, services, finishes, waterproofing, planning regulations, building regulations, to name just a few. When clients make changes on site, they often don’t understand the consequences. The result is often compromise that undoes a lot of the good work previously done during the design phases of the projects.
For many years now, the role of the architect during the construction stage of projects has been diminished. Firstly, there’s no requirement for our engagement at this stage, as the builder is certified as a building practitioner, which means they can procure the required certificates and give advice. Builders are wonderful sources of information and will often have alternative and more cost-effective solutions, so we always try to engage the builder in the design process as early as possible to assist with constructability and ideas around detailing, structure and waterproofing. However, builders who were engaged at the tender stage with no prior engagement in the project often overlook the critical design ideas and focus on cost savings with the belief that they are doing the client a favour.
If an architect isn’t playing a role in construction project management, clients may take the builder’s advice. The result can be the loss of key ideas, including knock-on effects which result in compromises as well as additional unforeseen costs.
To assist clients and to cater to their budgets, we offer two levels of service during construction to ensure we can provide them with critical advice and avoid such pitfalls.
Site attendance
This low-cost service allows us to attend the site on prearranged intervals and directly but informally advise the builder on the design. We analyse the works and advise the client if the builder is varying the works. We have no role in the contract between the builder and the client but simply act as a design agent to the client, allowing them to better manage the building process.
Full Contract Administration
In this role, the architect is formally managing the contract as an administrator. In effect, the architect officially handles construction project management. Our role is to administer the contract and be an independent party between the contractor and the client. This allows us to formally advise the client on design and construction-related issues, review and approve variations to the contract (with the client’s direction), review and certify progress claims, and issue practical completion certificates. This role takes much of the stress and everyday decision-making away from the client.
Both these services will allow the client to make changes, but those changes are directed through the architect, ensuring the design intent is realised, costs are minimised and risks are reduced.