User:Aic2009/Constructability Review/Constructability Review 101- Byrne

"A constructability review is a review of the plans and specifications to check for buildability and bidability."

WHO PERFORMS THE REVIEW?

The General contractor is typically responsible for performing the review on a project. However, there are consulting firms who perform this service on the owner's behalf. The key to success is selecting a firm who has expertise in the type of construction being reviewed. For example, a firm who specializes in nuclear power plants would not be a logical choice to review a new hospital.

WHAT DO THEY REVIEW?

"Again, a constructability review is a review of the plans and specifications to check for buildability and bidability." To check for buildability, we review the completeness of drawings. This entails cross checking all disciplines (Civil, Architectural, Structural, MEP) to confirm all major components essential to construct the building are accurately reflected. Examples of essential components include MEP main distribution sizes & locations, electrical loads, and beam layout and sizing (concrete and steel). 'Additionally, there may be dimensional errors in calculating radius courtyards that impact structural steel, site concrete, light bollards, and landscape. Critical dimensions are reviewed to prevent building delays and bidding errors." To check for bidability, one must conduct an extensive cross reference of all drawing details, notes, sections and specifications.  The function of this review is to confirm all details are properly referenced to avoid ambiguity and interpretation by the bidders.  For example, if the plan references a wrong section thru an exterior wall, the bidder could price the wrong wall type.  Many times after the bid is awarded, the contractor may write an RFI (Request for Information) and request additional dollars via PCO (Proposed Change Order) to the desired wall type.  Typically, the costs result in an increased contract amount which are paid for by the owner.

WHEN IS THE BEST TIME?

The best time for a constructability review is prior to the issuance of 100% CD (Construction Documents). This timing allows the reviewer to address specific coordination items which facilitate clearer direction for bidders. One could argue that clearer direction generates more competetive bids for each scope of work.

WHY SHOULD I PAY FOR A CONSTRUCTABILITY REVIEW?

When a team fully understands the review process, it becomes very evident that this process will benefit each member. However, the absence of a constructability review could be detrimental to any project. By fully engaging the team, many coordination items can be resolved from the onset. This allows the team to truly focus on other basic needs during the construction process. "The constructability review can reduce bidders questions, increase the liklihood of competetive bids, reduce RFI's, change orders and delays during the bid and construction process." As we all know, it is less costly to make changes prior to bidding process as opposed to during construction. HOW?

Once you have selected the firm responsible for the constructability review, the team should agree on the desired format for comments. The typical format is an Excel spreadsheet which is tailored to meet the needs of each project. It is also very helpful to develop a standard procedure for documenting actual coordination items, questions and concerns. For example, red ink can be used to highlight the questionable item, green can be used to make corrections and blue can be used to verify the item was input into the spreadsheet. With growing technology trends, this same process can also be utilized to mark up electronic documents as well.

"If the project is small, only one review is needed. It is best to start with the same sequence the building is built, therefore, begin the review with the civil drawings and the 02000 specifications. Systematically check every note, detail, section, specification section, including pipe material and size, grading slopes, drain, pavement section, etc. Once there is confidence in the site work, proceed to the architectural drawings while remembering what you learned from the site review. Cross reference pavement transitions to sidewalks between both civil and architectural drawings. Make notes in the specification table of contents for items not easily found in specifications (trash enclosure, floor mats, tree grates, etc). These items may appear as the review continues, or they may have not been specified in error. Next, the other sections (plumbing, mechanical, electrical, landscape, or other specialty plan sections) can be reviewed. In some cases the individual reviewer may not have the expertise and may consult with another person for comments."

WHAT DOES IT COST?

This article does not address cost/square foot values primarily because a Constructibility Review is user defined based on the owner's wants vs. financial resources.