CONSTRUCTION PHASE

THE TEAM - DURING CONSTRUCTION

  • The construction phase is when the general contractor (GC) or builder takes full leadership of the project. During this time, the architect remains a consultant, guiding you through the process.

    Ongoing communication between the builder and architect is essential to ensure the project progresses smoothly. This collaboration helps address potential issues early, keeping the project on track.

  • In manufacturing, you have the opportunity to build a product multiple times and make prototypes to refine the design. In construction, however, this is the first and only time this particular design will be built on this site, by this builder, and based on this set of drawings. Unforeseen conditions and complexities are inevitable, which is why choosing an experienced builder is critical.

  • Architects are not qualified to offer legal opinions. That said, as with any contract, several key points must be resolved:

    What are you building?

    The primary role of an architect is to create detailed drawings that form the basis of the contract between you and the builder. These drawings define the project.

    How much will it cost?

    Without a clear understanding of what is being built, it is impossible to establish a budget. The drawings define the scope, while the builder’s proposal provides the cost.

    What level of quality is expected?

    It helps to hire a highly recommended builder and review their previous projects. Keep in mind, though, that the builder you want may not fit your budget. Setting realistic expectations early is helpful.

    When will it be completed?

    Delays are common in construction due to its complexity, and this is where builders often earn a bad reputation. To avoid frustration, choose a reputable, licensed builder and ask for a clear schedule. It's also important to discuss how you will handle potential delays. See: Manufacturing vs Construction.

THE CLIENT

The client plays an active role during this phase, making final selections for finishes, fixtures, and materials. These selections may include flooring, countertops, cabinetry, lighting, and plumbing fixtures. The client coordinates with the builder on the timing of these purchases to ensure materials are available when needed. Throughout construction, the client may need to convey their decisions to the builder quickly to avoid delays, such as choosing alternative materials if original selections are unavailable.

THE BUILDER’S RESPONSIBILITIES

The builder is responsible for the entirety of the construction and manages the day-to-day operations on site. Highlights of the builder’s responsibilities include:

  • Such as plumbing, electrical, or HVAC permits, and ensuring compliance with all local codes and regulations.

  • By city or county officials, ensuring that the project passes all stages of review. These inspections occur at critical points, such as after framing, electrical rough-ins, plumbing installations, and at project completion.

  • The builder oversees and coordinates the work of various subcontractors, including carpenters, electricians, plumbers, HVAC technicians, and painters. This involves scheduling their work to ensure they are on-site at the appropriate times as well as avoiding conflicts and delays.

  • The builder monitors the construction budget, keeping the client informed of any potential overages or cost savings. They also ensure that the project stays on schedule, adjusting plans as needed to accommodate weather delays, material shortages, or other unforeseen issues.

  • As construction nears completion, the builder organizes a final inspection and all parties create a punch list, which details any minor fixes or adjustments that need to be addressed before project handover. The client, along with the builder and architect, will typically conduct a final walkthrough to ensure that everything meets their expectations. Any final adjustments are made, and the project is formally completed.

THE ARCHITECT

The architect plays a crucial role as an advisor throughout the construction phase. While the builder manages the physical construction, the architect makes observations to the client, helping the design intent be preserved and properly executed. The architect's key responsibilities include:

  • The architect assists in reviewing bids from multiple contractors and guides you through the contract negotiation process to ensure you get the best value and terms.

  • At important milestones, such as framing, mechanical installations, and when finishes are applied, the architect visits the construction site to review progress. These visits help verify that the work aligns with the approved plans and provide an opportunity to address any issues that arise.

  • For custom elements like cabinetry, millwork, or windows, the architect reviews detailed shop drawings submitted by the builder or subcontractors. This ensures that these components meet the project’s design and quality standards before fabrication begins.

  • During construction, the builder may submit RFIs to clarify design details or resolve unforeseen issues. The architect responds by providing additional information, issuing clarifications, or revising drawings as needed to keep the project on track.

  • If challenges (such as unexpected site conditions) arise during construction, the architect works with the client and builder to develop solutions that preserve the design intent while minimizing budget impacts. If design or scope changes are necessary, the architect helps evaluate how these changes will affect the budget and timeline, and revises the drawings and documentation accordingly.

  • Any design changes that are not related to conflicts or issues in construction are billed hourly by the architect. This includes adjustments to the original design after construction has begun. "Value engineering" (VE) is included in this. VE is a term used to describe the process of cost reduction through redesign. This is best handled early in the design rather than during construction.

EXCLUSIONS

There are some important areas worth mentioning where the architect’s responsibilities end:

  • The builder is responsible for overseeing the actual construction work. The architect ensures the design intent, but the day-to-day construction management is outside their scope.

  • The architect does not advise on how the builder should execute the work. The builder retains full control over their own processes, sequences, and techniques.

  • Safety on the construction site is solely the builder’s responsibility. The architect does not provide input on safety practices.

  • Homeowners and their builders are responsible for dealing with hazardous materials on a construction site. There is nuance in this, but the architect is not involved.

  • Architects do not offer guarantees, warranties, or assurances related to the costs or success of a particular project or related to any required approvals.

    In particular, they do not provide assurances or recommendations regarding any circumstances or structures that are not clearly visible or which are not disclosed in writing.