Contract Documents (40%)

Descriptive Specifications

A type of performance specification (open) that gives detailed written requirements for the material or product and the workmanship required for its fabrication and installation. It is difficult to write because all pertinent requirements for the construction and installation of the product must be included. Ch. 25

Reference Standard Specification

A variation of the descriptive specification type the describes a material, product, or process based on requirements set by an accepted authority or test method. For example a product type can be required to meet the testing standards produced by such organizations as UL, ANSI, ASTM, etc The requirements to pass the testing standards are enough detail for the product, that it doesn't need to be repeated in a separate product specification. This minimizes liability because it is using industry standards. Open spec Ch. 25

Site Plans

A view of the building as seen from directly above, showing the roof of the building, as well as the surrounding yards, walks, driveways, and other features within the property line. Ch. 24

Estimated Required Occupant Area

Calculated by dividing the net area by the efficiency factor, or the required net area can be increased by multiplying by the inverse of the efficiency factor to arrive at an approximate occupant area Ch. 23

Division 09

Finishes - all types of finish materials, plaster, gypsum wallboard, all types of floor and wall tiles, terrazzo, all types of flooring materials, acoustical ceiling and other types of decorative ceilings, wall coverings, acoustical treatment, paints and other coatings Ch. 25

Division 21

Fire suppression - detection and alarms, and all types fire suppression systems, such as wet-pipe, dry pipe, deluge, carbon dioxide, foam, pre-action and dry chemical systems, as well as standpipes and hoses Ch. 25

Division 22

Plumbing - suppling piping, sanitary sewage, storm drainage, plumbing equipment and fixtures, and specialty items like swimming pool plumbing and gas and vacuum systems for labs and healthcare facilities Ch. 25

Home run

graphic indication (using an arrowhead and number of the circuits) that the line of the drawing connecting lights or outlets is connected to a particular panel box. Used so the entire line does not have to be drawn to the panel box, thereby avoiding clutter on the drawing Ch. 23

Material Safety Data Sheet (MSDS)

listing of product safety information prepared by manufacturers and marketers of products containing toxic chemicals. required to list the health effects of the material, first aid, safe storage and disposal guidelines, protective equipment require for handling, and procedures for handling leaks and spills. Ch. 25

Demising Partition

partitions separating adjacent tenant spaces Ch. 23

Rentable Area

product of the tenants occupant area and a load factor to account for the shared portions of the building Ch. 23

Five steps for field measuring

1. After walking the space sketch a rough floor plan showing the perimeter walls, interior partitions, columns and other fixed elements. Should be done on site and only by eye, no measurements taken. Elevations and RCP included 2. Make slightly more refined drawings, they don't have to be to an exact scale but should show size relationships. 3. Study the drawing done in step 2 and draw dim lines to show the important measurements that must be taken to give an accurate representation of the space 4. Using the drawing made in step 2, take field measurements of the key dim lines noted in step 3. As theses measurements are taken it will become apparent the others that will be needed. Take photos. Try to measure to the accuracy that will ultimately be required by the new construction. (to account for error take measurements at half what is required) 5. Using the measurements taken on the job site, draft the floor plan and elevations at scales that will be ultimately used for design and construction documents. Ch. 23

What is required on a title block?

1. designer's name and contact info 2. consultants' names and contact info 3. project title and date 4. owner's name and contact info (if they want it) 5. project number 6. space for professional stamps 7. revision column 8. sheet title 9. sheet number 10. drawn by... 11. checked by... 12. approved by... 13. space for a key plan 14. file number (optional) 15. scale 16. north arrow 17. space for notes, legends, or keynotes Ch. 23

Project Manual

A bound book contains all the contract and noncontract documents for a construction project except the drawings and agreements. It contains the technical specifications, and it includes several other types of documents. It is divided into four parts: 1. Bidding requiremnts 2. Parts of the contract itself (may contain agreements between the owner and contractor and bond forms) 3. General and supplementary conditions of the contract 4. Technical specifications Details on pg 25-2 Though bidding requirements are included in the manual for convenience, they are not part of the contract document. Ch. 25

Building Information Modeling (BIM)

A developing method of design, documentation and managing facility. All the information about the building is stored in one model. Individual drawings such as floor plans, elevations, or details can be easily produced. 3-D renderings can also be produced. Considered a "smart" model because objects such as doors and partitions have information attached to them, thus it can be used to create an estimate of materials, door schedules, or cost estimates. Can also detect interference between components such as structural beams and HVAC. Ch. 23

one-line (single line) diagram

A drawing prepared by the electrical engineer that shows a diagrammatic representation of the electrical system, from the primary feed in the building to individual lighting and power panel boxes Ch. 23

Elevations

A drawing showing a vertical surface from a point of view perpendicular to the surface. If curves or angled surfaces are included, these are projected onto the flat plane. Indicate the configuration and finish of wall surfaces, built-in elements, and vertical dimensions and design of millwork and other freestanding construction. Also show locations of switches, thermostats and other wall-mounted equipment. Typically at 1/4 in = 1 ft (1:50) for simple planes, and 3/8 in = 1 ft (1:40) or 1/2 in = 1 ft (1:25) for more complex. Ch. 24

Pure Performance Specifications

A statement setting criteria and results required of the item being specified (fire rating, measurements, acoustic qualities, etc). The means of achieving the required results are not specified, this is left up to the contractor or vendor. Often used for construction components when the specification wants to encourage new ways of achieving a particular result. These are difficult to write and are rarely used in interior construction. Open spec Ch. 25

Base bid Specifications (equal specs)

Call out proprietary material or product but allows the substitution of other products that the contractor thinks are equal to the one stated. The interior designer can give the contractor a list of approved manufacturers of a product (at least 3 must be listed). The designer can also use "approval equal" language, which states that the contractor can submit an alternative, but it has to be approved by the designer. The responsibility for fairly and accurately evaluating the proposed alternatives is placed on the interior designer. The specification should clearly state how much lead time the contractor must give the interior designer and how the alternates will be evaluated. Closed spec Ch. 25

Division 27

Communications - technologies and specialized nature of computer networks and all types of communications systems (cable, telephone, internet, and sound systems Ch. 25

Division 03

Concrete - forms, reinforcement, cast in place concrete, precast, cementitious decks and underlayment, grout, restoration, and cleaning Ch. 25

Individual Technical Sections

Contain the sustainability requirements unique to each product, such as use of local products, recycled content, requirements for VOCs, energy efficiency, cleaning and maintenance requirements, and certification by a third party. For actual specifying in Part 2 - products, the designer can write a performance spec giving the requirements for recycled content, maximum emissions of chemicals, and other criteria, and the testings standards. Or they can give a list of three to five approved products that the interior designer knows will satisfy the requirements of the spec section. If there is only one product that meets both the sustainability and aesthetic and functional requirements of the project, a proprietary specification can be written. Ch. 25

Division 14

Conveying equipment - elevators, escalators, dumb waiters, moving walks, and lifts Ch. 25

Technical Specifications

Describe the quality of materials and workmanship, along with general requirements for the execution of the work, standards, and other items that are more appropriately described in written, rather than graphic form. In most projects the specifications are included in the project manual and issued with the drawings and contract agreements as part of the complete package of contract documents. Ch. 25

Finish Schedule and Plans

Developed by the interior designer that lists, in tabular format, each room and the types and specific finishes for the floor, base, walls and sometimes ceilings. When there are a lot of finishes for one element, a separate finish schedule can be shown in a partial plan. Each finish is given a code number which is listed in a legend specifying the exact manufacturer, catalog number, and color. (Wallcovering - WP1, WP2...) Specification like installation instructions are not included in the plan, but are in the specifications. (pg.24-8) Ch. 24

Sections

Drawing showing what a part of the construction would look like if there was a cut through it. Useful for showing the relationships between materials. Can be cut horizontally or vertically. Ch. 24

Division 26

Electrical - electrical distribution, switchgear and all types of interior and exterior lighting Ch. 25

Division 28

Electronic safety and security - technologies and specialized nature of security systems, including intrusion detections, security access, video surveillance and related topics Ch. 25

**Division 11**

Equipment - architectural equipment. Equipment related to vaults and security items, teller and security, church related, library, theater and stage, musical , mercantile, checkroom, vending machines, audio visual, loading dock, detention, athletic, medical, mortuary, and lab, planetariums, observatories, and offices. Generally larger and more expansive then those in division 10 Ch. 25

Division 02

Existing conditions - specify site remediation, site documentation, subsurface investigation, surveying and selective demo. Ch. 25

How are drawing sets numbered and what do the letters stand for? Grouping?

For drawing sets where consultants are involved, numbers are preceded with a letter; which designates the discipline involved. A - architecture or interiors E - electrical FP - fire protection I - interiors (used when a separate series by the architect is part of the set) M - mechanical P - plumbing (typically is included in the M series) S - structural In larger projects with several disciplines contributing to the set, drawings can be grouped, such as all floor plans, elevations, or rcp. The group number is followed by a decimal, then numbered sequentially starting with 1. Each time a new group begins, the decimal starts over 1. A1.1, A1.2...A2.1, A2.2... Ch. 24

Division 12

Furnishings - systems furniture, art, window treatments, accessories, multiple seating, and interior plans. Includes manufactured casework, whereas custom casework is included in division 06. Ch. 25

Division 01

General requirements - applicable to the entire project or all the individual technical sections. Summary of work, how pricing and payments will be handled, alternates, value analysis, contract modification procedures, unit prices, construction progress documentation, submittal procedures, quality control, temporary facilities at the job site, product substitution procedures, owner-furnished items, special execution requirements, and final cleaning and protection of the work. Ch. 25

Division 23

Heating, ventilating, and ac Ch. 25

Division 25

Integrated automation - technology, including energy monitoring and control, environmental control, lighting control and similar topics Ch. 25

What areas of specifications can sustainability issues be addressed?

In Division 01 - general requirements and in all the individual technical sections that cover specific materials and construction elements. Ch. 25

Division 04

Masonry - brick, concrete block, stone, terra cotta, simulated masonry, glass block, restoration and cleaning Ch. 25

Measurement accuracy

Measure to the neatest 1/4in or the half the the accuracy needed. For example if 1/2in accuracy is needed measure to the nearest 1/4in. Double check existing drawing measurements Take overall dimensions as well as individual strings of smaller portions of the construction. Discrepancies of 8in or more generally indicate that a significant mistake has been made in the measurements, and should be remeasured

Division 05

Metals - structural steel, ornamental and metal prefab elements, expansion joint covers and metal restoration and cleaning. Ch. 25

Overall Building Efficiency

Net Assignable area/ Building Gross area Between 0.50 - 0.90 depending on the building type and the efficiency of the building's architectural design Ch. 23

Construction Drawings (working drawings)

One of the most important parts of the contract documentation. Represents the interior designer's final decisions concerning design, building methods, and construction technology. They are legal documents and form part of the contract. They must be coordinated with the specifications and the consultants' drawings. They should show the general configuration, size, shape, and location of the components of construction, with general notes to explain materials, construction requirements, dimensions, and other graphic materials. Ch. 24

Division 08

Openings - metal doors and frames, wood doors and frames, specialty door, storefronts, all types of windows, skylights, hardware, curtain wall and glazing Ch. 25

Open Dimension

Part of a dimensions string that is not given a dimension value on the drawings Ch. 23

Types of construction specifications (2)

Prescriptive Specifications (closed) - Tell exactly what product of material the contractor must use by brand name. (2 types - Proprietary and base bid) Performance Specifications (open) - Tell what results the final construction assembly must achieve, but they give the contractor some choice in how they will be achieved. (2 types - reference standard and pure performance) Most interior design specifications fall somewhere between the two. The type selected depends on the type of project and if it is going to be bid out (performance specs) Ch. 25

Master Specifications

Prewritten specification that cover nearly all types if products, methods of installation or construction activity. The designer used them to edit out inapplicable portions and fill in any information that is unique to the project. Produced in the one of three ways: 1. Buy or subscribe to a software that enables them to select and edit the required sections of the spec to fit the needs of each project. 2. Maintain and own their own master specs 3. Hire a spec consultant (the design office is still responsible for errors and omissions in the spec as they are for any consultant working under an agreement with the designer.) Regardless of the construction specification used, there is a separate specification for each product or activity used on the project. These separate specs are called sections. Ch. 25

Division 00

Procurement and contracting requirements - requirements for bidding and contracting, including bid solicitation, instruction to bidders, information to bidders, bid forms, the agreement, bonds and certificates, general conditions of the contract, supplementary conditions, addenda, and modifications Ch. 25

Building Owners and Managers Association (BOMA) International

Produces standards detailing common methods of measuring space for retail, industrial, multi unit residential, and mixed use buildings. Typically measuring the space and determining each tenant's prorated share of the common building areas is at the discretion of the building owner Ch. 23

Schedules

Show information in tabular format with rows and columns of data. They are very efficient way to communicate a large amount of complex information in a small space. Commonly used for room finishes, doors, kitchen equipment, millwork, and hardware. (Pg 24-15) Ch. 24

Reflected Ceiling Plans

Show the view of the ceiling as though it were reflected onto a mirror on the floor, or as though the ceiling were transparent and it was possible to see through it. This is to ensure it has the same orientation as the floor plan. Should be drawn to the same scale as the construction plan. Shows partitions that extend to the ceiling and those that extend through the ceiling. They also show ceiling materials, building grid lines, notes that call out ceiling heights, changes in ceiling heights, location of lights, sprinkler heads, air diffusers, vents, access panels, speakers, and any other item that is part of the plan of the ceiling. Although some items are shown on the engineering consultants plan, everything should be shown on the interior designers plan as well, so that all items can be coordinated and the designer has full understanding of what the final ceiling will look like. Will also include section cut reference marks, and other notations referring to details drawn elsewhere in the set. Ch. 24

Furniture Plans

Shows the location of each piece of furniture on a floor plan with corresponding code numbers that identify each piece. Used to itemize the furniture for pricing and ordering. It is sometimes doubled up with a power and telephone plan because the exact locations of the outlets can be directly related to the location and orientation of the furniture. Ch. 24

Match Line

Shows where two portions of the floor plan would be joined if placed on a very large sheet of paper. Ch. 23

Demolition Plan

Shows which existing construction is to remain and which is to be removed. A separate construction plan is then drawn to show the new construction. If the demo work is minor it can be shown with dashed lines on the construction plan. Ch. 24

Guide Specifications

Similar to master specs, but not as complete. They assist the spec writer in organizing the information and showing what decisions need to be made and where things should be placed in the document. Ch. 25

Orthrophotography

Similar to rectified photography except that it relies on digital photography and correction of optical distortion through computer software Ch. 23

**Division 13**

Special construction - air-supported structures, special purpose rooms, seismic control, radiation protection, lighting protection, pre-engineered structures, hot tubs, and kennels. Thought of as building within a building. Generally not used in interior construction specifications. Ch. 25

**Division 10**

Specialties - visual display boards, toilet compartments, louvers, grilles, wall and corner guards, access flooring, pre-built fireplaces, flagpoles, signage, lockers, awnings, demountable partitions, storage shelving, exterior protection and toilet and bath accessories. Typically small scale and more than one installed in the project Ch. 25

Office Buildings: Standard Methods of Measurement (ANSI/BOMA Z65.1)

Standard for measuring space for office buildings. Used the legacy method and the single load factor method for determining rentable area for a tenant If glass is more than 50% of the wall area, occupant area is measured from the inside glass surface of exterior walls to the finished surface of the tenant side and frame centerlines of partitions separating adjacent tenant spaces If glass is less than 50% of the wall area, space is measured to the inside surface of the exterior wall Example problem on pg 23-7

How are construction drawings organized?

Standardized sequence based on the normal sequence of construction. Title and index sheet (if used) Floor plans RCP Elevations Details (need to be very detailed if the project is going out for bid) Mechanical drawings (if required) Electrical drawings (if required) Fire protection (if required) If structural drawings are required they would be produced by the structural engineer and placed AFTER the interior drawings and BEFORE the mechanical drawings. Schedules are located on the sheet that they apply to. For example a door and finish schedule would be placed on the floor plan sheet of that room. Ch. 24

Organization of technical sections

Standardized through the general adoption of the MasterFormat system developed by the Construction Specifications Institute (CSI) and Construction Specifications Canada (CSC) to standardize the numbering and format of project-related information for use in specifying, cost estimating, and data filing. MasterFormat system uses six-digit numbering for individual specification sections. The first two numbers represent the division numbers, with a leading zero used for the single-digit division. The next two numbers represents the level - two hierarchy, and the last pair of numbers represents level three in the hierarchy. This system allows flexibility and room for expansion as new materials or technologies are added. **Generally only the first two digits numbers (divisions) need to be remembered in the answer choices give the full six digit CSI number.** Ch. 25

Who is responsible for the coordination of the consultants' work and drawings?

The design professional (project manager/ whoever retained the services of the consultant (could be the clients)) Ch. 23

How does the MasterFormat system establish a standard way of organizing specification sections?

The first level of division within the section is the three-part format. Part 1 - General - gives general requirements for the section, submittals required, quality assurance requirements, warranties, project conditions, and specifications for the delivery, storage, and handling of materials. Part 2 - Products - details the specifications for the materials and products themselves, including acceptable manufacturers, what standards and test methods the materials must conform to, how items are to fabricated, and similar concerns. Part 3 - Execution - tells how the products and materials are to be installed, applied, or otherwise put into place. Describes the examination and preparation required before installation, how quality control should be maintained in the field, and the requirements for the adjusting, cleaning, and protection of the finished work. Ch. 25

Base Building Circulation

The minimum path on a multi-occupant floor necessary for access to and egress from occupant areas, elevators, stairs, restrooms, janitorial closets, and similar areas. Ch. 23

Detail

The manner in which an assembly of several parts is organized and connected. Can be very large scale plan view, an isometric view, or a large scale partial elevation. In addition to showing the materials cut by the section, it also shows what is beyond the section cut. Typically drawing at 1 in = 1 ft (1:1), 1 1/2 in = 1 ft (1:8) or 3 in = 1 ft (1:4). For very small and complex construction elements, half size or even full size drawings are used. Ch. 24

Construction Plans (floor plans or partition plans)

The most common type of floor plan and are required for every project regardless of size or complexity. View cut horizontally 4ft above the floor. Shows building configuration, including all walls, dimensions, existing construction to remain, reference to elevations and details, room names and numbers (if used), floor materials indications, millwork, plumbing fixtures, built-ins, stairs, special equipment and notes as required to explain items on the plan. Usually drawn to scale of 1/2 in = 1 ft (1:100) or 1/4 in = 1 ft (1:50). Additional plans should be drawn to the same scale as the primary plan. (pg 24-5) Ch. 24

Proprietary Specifications

The most restrictive specification in that they call out the specific manufacturer's product. These give the designer complete control over what is installed. They do not allow for competitive bidding and may force the contractor to use materials or products that are difficult or expensive to procure, or that require a long delivery time. Shortest and simplest to write. Closed spec Ch. 25

Sustainability in Division 01 - general requirements

There should be a separate spec section that applies to all the other sections and sets the goals and general direction of the project for sustainability and environmental quality. Some of the articles that should be included are: 1. A summary of the environmental goals of the project and special requirements for the contractor. This generally addresses three areas: resource efficient materials and systems, energy conservation, and indoor air quality. 2. Required submittals from the contractor (manufacturer's certificates of recycled content, certification of wood products, material emission testing reports, etc) It should be requested that the contractor submit material safety data sheets for all products that may contain hazardous materials. 3. Required test and procedures for testing materials to verify they comply with the requirements. 4. A list of hazardous materials and chemicals 5. A list of definitions with which the contractor may not be familiar. If it only applies to one material it can only be written into that section 6. A list of sources of information for product certification or sustainability that the contractor can see. 7. Requirements for the packaging of materials with recycled products. 8. Requirements for construction activities to minimize pollution, dust, erosion, chemical emissions, spills, and water and moisture leaks. Should include a "no smoking" provision for the job site. Ch. 25

Division 07

Thermal and moisture protection - Damp proofing and water proofing, insulation, vapor retarders, air barriers, shingles, roof tiles, siding, membrane roofing, flashing, joint sealers, fire and smoke protection, and roofing specialties, such as roof hatches, smoke vents, roof pavers, scuppers and gravel stops Ch. 25

Specification coordination with the construction drawings

These are complimentary and have to be written and drawn to avoid contradiction. 1. Specs should contain requirements for all the materials and construction indicated on the drawings. A common checklist used by both the specifications writer and the project manager or senior designer is one way to accomplish this. 2. Terminology used in both documents should be the same. 3. Dimensions and thickness should be indicated only on one document. Generally, sizes are shown on the drawings, and the standards for the materials and components those sizes refer to are stated in the specifications. 4. Notes on the drawings should not describe methods of installation or material qualities; these belong in the specs. When there are conflicts between the drawings and specs, courts have held that the specs are more binding and take precedence. Ch. 25

Electronic Distance Measurement (EDM)

This process uses a laser-based instrument with an on-board computer to measure the distance, horizontal and vertical angles from the instruments laser beam to a reflective prism target. Accurate to 1/64" at 1600'. Two people are usually required to use this tool Ch. 23

Reflectorless Electronic Distance Measurement (REDM)

This type of device does not require the use of a prism reflector; instead, it relies on the return signal bounced from the object being measured. The accuracy is 1/8" at 100' Ch. 23

Occupant Area

Total portion of a building being actively used by a tenant Ch. 23

Power and Telephone Plan

Used in larger, more complex projects, to show the locations of electrical outlets, telephone outlets, and other signal systems (intercoms, computer terminals). Interior designers' plan only included the location of the outlets because it often relates to the furniture layout. (pg 24-6, 7) Ch. 24

Legacy Method

Uses separate R/U ratio (rentable area divided by usable area) for each floor. and may result in different load factors for each floor of a multi-floor building Ch. 23

Division 06

Wood, plastic, and composites - Typical structural wood framing, rough carpentry, finish carpentry and architectural woodwork. Structural plastic fabrications, wood and plastic restoration and cleaning, and plastic wood and other speciality composite materials Ch. 25

Keynote

a note placed in the title block or elsewhere on the drawing sheet with an identifying number that is used in the field of the drawing itself. saves space on the drawing and can save time when repetitious notes are required in several spaces. Ch. 23

Efficiency Factor

mathematical ratio of one area to another. For a leased space it is the ratio of the net area to the total occupant area Generally range from 0.60-0.80 Most office and retail spaces are around 0.70-0.80 Ch. 23

Net Area/Net Assignable Area

the actual occupant area required by a client to accommodate specific functions, does not include circulation space or incidental space (closets, structural columns, and walls) Ch. 23

Photogrammetry

the surveying of objects or spaces by using photography and associated software. Ch. 23

Rectified Photography

uses large-format, film based view cameras to photograph facades camera's focal plane is set parallel to the facade and gives a flat image with no perspective distortion dimensions can be scaled off image, but to improve accuracy, the building plane should be relatively flat Ch. 23

Laser Scanning

uses medium-range, pulsing laser beams, which systematically sweep over an object or space to obtain 3d coordinates of points of the surfaces of the object/space being scanned resulting image is a "point cloud" forming a 3d image 0.05% - 0.01% accuracy Ch. 23

Convergent Photogrammetry

uses multiple, oblique photographic images of an object taken at different angles. Requires that reference points be established by standard surveying techniques or by measuring distances between the reference points to establish a correctly scaled coordinate system that the software can use. Ch. 23

Single load factor method

uses same load factor for all floors of a building and uses the R/O (net floor area divided by usable area) ration instead of R/U ration Ch. 23

Stereophotogrammetry

uses two overlapping photographs that are loaded into a computer program to produce a digital stereo image. The image can then used to extract information to make a three-dimensional drawing. Requires specialized equipment and trained technicians. Ch. 23