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Construction Documents Education Program
Part 1
Introduction and Overview of Construction Documents
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2005 CSI. The material contained in this course was researched, assembled, and produced by CSI and
remains their property. Questions or concerns about the content of this course should be directed to
the program instructor.
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Construction Documents Part 1
Introduction and Overview of Construction Documents

Presented By:
CSI Professional Development Committee

The Construction Specifications Institute
99 Canal Center Plaza, Suite 300
Alexandria, VA 22314
Description:
Provides an overview of the history of the construction process

including the evolution of the master builder concept,
describes the life cycle of a facility and the stages of a project
as well as the relationship between project teams.
AIA/CES Info:
Provider No. J624 Course No. AEC070; LUs 1.00, CEUs 0.1
MCE Info:
Contact your respective governmental licensing and regulatory

agency. This program qualifies for HSW credit.
Expiration date:
December 31, 2006.
This program is registered with AIA/CES for continuing professional education. As such, it does not include content that may be deemed or
construed to be an approval or endorsement by the AIA or AEC Daily Corporation of any material or construction or any method or manner of
handling, using, distributing or dealing in any material or product. Questions related to specific materials, methods and services should be
directed to the program instructor.
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How to use this Online Learning Course
To view this course, use the Previous and Next buttons at the bottom of each slide
or the up and down arrow keys on your keyboard.
To exit the course at any time, press the ESC key on your keyboard. This will
minimize the full-screen presentation and allow you to close the program.
Within this course is a code word that you will be required to enter in order to
proceed with the online examination. Please be sure to remember or write down
this code word so that you have it available for the test.
To receive a certificate indicating course completion, refer to the instructions at

the end of the course.
For additional information and post-seminar assistance, click on any of the logos
and icons within a page or any of the links at the top of each page.
This program is meant to be used in conjunction with The Project Resource Manual
- CSI Manual of Practice which is published by McGraw-Hill and available through
CSI at www.csinet.org/bookstore.
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Learning Objectives
Upon completing this course, you will have a better understanding of:
The history and evolution of the construction process, from the earliest builderdwellers to the development of MasterFormat project manuals.
The life cycle of a facility from project conception to facility management.
Project stages and the documents required in both the design-bid-build and designbuild process.
Relationships, expectations and communications between the owner, design,

contractor and supplier teams.
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Historical Background
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Introduction
Among anthropologists, early human societies are known as having had a nomadic
hunter-gatherer lifestyle.
Moving to locations where it was easiest to find food and staying only until resources
were exhausted, these groups of people built the most basic shelters from materials
immediately available. The shelters functioned simply to protect from predators and
the elements.
While some isolated hunter-gatherer societies still exist today, at the end of the
Neolithic era, most humans societies adopted a more settled, agricultural existence.
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Early Construction
After evolving from the nomadic hunter-gatherer to stationary builder-dweller, humans
built the first villages from crude bricks and stone. Humans are natural inventors and
they built shelters to reflect their needs.
These first builders eventually evolved into early craftsmen with more refined skills,
who mentored young potential builders. With help from their apprentices, craftsmen
began designing and constructing more complex structures for others.
As early construction became more complicated, a need for communication between
those involved with the project grew. The craftsman could not longer keep all the
information to himself; he needed to share his plans with owners and his assistants.
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The First Documents
The first known documents were sketches on cave walls in the Vezere Valley, France.
The first record keeping documents were clay tablets found in Syria. From these
sketches and tablets, we know humans have lived in permanent communities for over
10,000 years.
When the Egyptians discovered how to make papyrus and ink about 4,000 years ago,
written and graphic construction documents were starting to develop. As time passed,
construction became more complex; a master builder, who oversaw the work from
design until completion, would replace verbal instructions with drawings and written
notes. This was likely the beginning of the design-build delivery system.
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Master Builder Concept
Historical evidence indicates that master builders directed the construction of the
pyramids. The early Egyptians are credited with developing incredible engineering
accuracy, precision of measurements, and control of form.
It was considered the duty and privilege of a master builder to train the next
generation of builders. It was imperative that students of design gained an
understanding of the principles of construction.
It is interesting to note that humans invented new tools to make daily tasks easier and
the construction process directly benefited. For example, the wheel permitted the
builders to move larger and heavier materials at longer distances and greater heights.
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English Influence on Contract Law
By the 17th century, the English kings introduced written contracts into the
construction process to ensure that the master builder would listen to their needs.
Therefore, the fundamental elements of construction contracts (the agreement,
conditions of the contract, drawings, and specifications) are based in English law.
In the 19th century United States, master builders lost their singular authority on
building projects; construction was becoming more complex, new materials were being
used, and master builders tended to disregard their clients' wishes so litigation was
becoming commonplace. There was a need to divide the design and construction
responsibilities of a master design-builder.
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Division of Responsibilities
In an effort to prevent a conflict of
interest while providing professional
service to clients and while advising
clients, a new group severed the
architect/engineer design professionals
(A/E) from the financial and functional
interests of the construction process.
This group was the American Institute of
Architects (AIA).
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Specialization
The 20th century brought new meaning to the construction process. Previously,
architectural documents had been uncomplicated and construction management was
the responsibility of the master builder, who would use drawings with limited technical
notes (written specifications) and verbal instructions.
Today, architects and engineers (A/E), as prime consultants, require support of
specialized consultants to assist them in the design of a total structure. Within the
A/Es office, there is a need for individuals such as a dedicated specifier or contract
administrator. The builder requires the skilled labor, knowledge, and experience of
specialty subcontractors. They also require in-house individuals to perform specific
contractor construction administration, estimating, and interpretation of contract
documents.
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Development of Technology
It took approximately 25 years to construct the Great Pyramid yet it only took only
three years to construct the World Trade Center. In the mid 17th century, Sir Isaac
Newton made major advances in mathematical and scientific fields, including the
theory of gravity and mathematical principle of a lever arm. Today, we can analyze
structural behavior of buildings thanks to Newton's pioneering work.
Technology was a primary reason for the birth of specification writing as a profession.
The Great Depression of the 1930s raised the need for detailed specifications, since
there were numerous bidders for each construction project. In the past two decades,
computers have become commonplace in design and construction offices and internet
access has made products of that new technology instantly available on the job site.
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Evolution of Written Specifications
In 1948, a group of government specification writers established The Construction
Specification Institute (CSI) with the goal of improving specifications practices. The
written portion of the construction documents was riddled with inconsistencies,
duplications, and omissions; the specifications had no standard format, making
requirements hard to find, redundant, or simply missing.
In 1961, CSI published A Tentative Proposal for a Manual of Practice for Specification
Writing Methods, followed by a series of documents that became the Manual of
Practice (first published in 1967). It has been updated and revised over the years and
the 2004 edition of the Project Resource Manual CSI Manual of Practice has been
expanded to include all stages of a facility life cycle.
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Evolution of Written Specifications, Cont'd
In 1963, CSI introduced a standard format for organizing specifications into 16
divisions, published as the CSI Format for Construction Specifications. In 1966, a
similar effort in Canada produced The Building Construction Index. These formats were
merged in 1972, and published as the Uniform Construction Index (UCI).
In 1978, CSI and Construction Specifications Canada (CSC) jointly produced the first
edition of MasterFormat which incorporated a complete organizational format for
project manuals. Subsequent revised editions of MasterFormat were published and the
2004 edition of the MasterFormat underwent an unprecedented revision process,
resulting in a major expansion that now includes 50 divisions.
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The Facility Life Cycle
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Introduction
For a construction project to begin, the need of an owner translates into a project,
which requires an A/E to produce the contract documents that describe the work
performed by a builder (contractor). The contractor generally delegates portions of the
work to subcontractors who may further delegate portions of the work to a sub
subcontractor.
The contractor and subcontractors rely on manufacturers for materials, equipment,
and assemblies that are part of the construction of the structure and of the project.
Building codes have been established to provide for public safety and are enforced by
building code officials on behalf of the public.
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Building Codes
Authorities Having Jurisdiction (AHJ) have a responsibility to ensure that the work is
conducted in a manner that protects the rights and safety of the general public. AJH
include building code and zoning officials as well as inspectors.
There are a variety of codes governing a construction project to which the A/E must
design and the contractor must build. For example, a building code is a legal
requirement established by a governing authority setting minimum requirements for
construction.
The majority of states have adopted the International Building Code (IBC), but
individual states also have their own building codes. In addition to the building codes,
the project must comply with specialized codes governing site and heavy civil,
plumbing, mechanical, electrical, and fire protection.
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Building Regulations
It is important to note that building codes are supplemented by federal, state, or local
building regulations.
Building regulations are in place to ensure the health and safety of people in and
around a building. This is achieved through the requirement of particular functional
specifications in building design and construction.
An example of a federal regulation is the Americans with Disabilities Act (ADA). Some
states, such as California have adopted their own building accessibility regulations to
accommodate or supplement the ADA.
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Project Conception
The life cycle of a facility refers to the concept through construction of a facility, to
the eventual deconstruction and reuse of a site. Project conception is the owners
statement of current and future need, use requirements, and budget. Decisions made
during planning ultimately determine if the project advances.
The primary participants at project conception include the owner, his or her staff, and
advisors (e.g. legal advisors, surety consultants, and financial advisors). The A/E may
or may not participate in the project conception.
The owner and his or her staff must also consider types of operation, the cost of
maintenance, life cycle cost of the completed work, as well as legal and insurance
considerations pertinent to the owner.
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Project Conception, Cont'd
While considering a location, owner, staff and consultants must consider how their
facility will fit the site, traffic concerns, environmental impacts, and, in some
locations, air quality, water rights, floods, etc.
In many jurisdictions, environmental issues are of primary concern. Impact studies may
be required to determine the effect of the new facility in an area. The owner or
governing authority may have recycling or sustainability issues that must be resolved
and could impact the cost of the facility. Most jurisdictions have requirements
regarding energy efficiency.
The quality of the project is established by the primary factors of extent, time
(schedule), and cost (budget).
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Project Delivery
The owner, his or her advisors and consultants will determine the type of project
delivery; if the project will be a design-bid-build, design-negotiate-build, construction
management, design-build, or an owner-build project.
During project delivery stage, an A/E or a construction manager are often added to the
project team in order to assist the owner in decision-making.
The characteristics of and differences between the various types of project delivery
will be addressed in detail in other courses. They are mentioned at this point because
the type of project delivery that is selected will affect the subsequent stages of the
facility life cycle and determine who will be the primary participants in the following
stages.
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Design
The design stage is composed of two phases: schematic design, in which drawings
indicating the scale and relationship of the project components are created; and
design development, in which drawings indicating sizes and characteristics of building
components and systems are produced.
In design-bid-build or design-negotiate-build, the owner, staff, and consultants as well
as the A/E and his or her consultants will all participate in the design stage.
In the design-build process, the owner, staff and consultants as well as the A/E and his
or her consultants participate in the development of the owners criteria for the
project, which may also include design documents. These documents are issued to
potential design-builders who take the program through the rest of the design phases.
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Construction Documents
The A/E prepares the documents that will be used to file for permits and approvals
from AHJs and to obtain prices upon which a bid or a negotiated contract can be
based.
In the design-bid-build or design-negotiate-build delivery process, the owner, staff and
consultants as well as the A/E and their consultants participate in the creation of
construction documents. Depending on the type of construction contract anticipated,
the contractor or a construction manager may also participate.
In the design-build delivery process, the design builders A/E prepares the construction
documents after the procurement stage. The owner, staff and consultants, and the
owners A/E and their consultants may participate in the review of the construction
documents.
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Procurement
Procurement refers to bids or proposals that are solicited or negotiated to determine
construction cost and time. The bidders who would like to do the work review the
procurement documents and determine their costs for the work described.
During the design-bid-build or design-negotiate-build process, those involved in bidding
or negotiating a project include the owner and the potential contractors. The A/E
often acts as an advisor to the owner during bidding or negotiating. If a construction
manager is part of the project team, he or she acts as an advisor to the owner. In the
design-build process, those involved in bidding or negotiating a design-build project
include the owner and the potential design-builders. The owners A/E acts as an
advisor to the owner. The design-builder has its own design and construction team.
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Construction
After the execution of an agreement, the construction stage includes the contractors
planning, administration, and actual construction of the project. This is often the most
demanding stage of any project.
The A/E is usually responsible for construction administration including monitoring the
contractor's compliance with the contract by reviewing submittals, providing
construction evaluation services, evaluating proposals for contract modifications,
certifying applications for payment, etc.
Construction usually ends with the owners final payment to the contractor. The
contractor is the prime participant during the construction stage, and the owner and
the A/E are secondary participants.
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Facility Management
The longest stage in the facility life cycle
commences once the facility is put into
use and maintained by the facility
manager and ceases when the facility is
decommissioned, or the new owner's need
is established.
Primary participants in this stage include
the owner and his or her staff, including
the facility manager.
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The Full Cycle
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The Project Stages
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The Project Stages

Project Conception
The decision-making process during this stage provides the foundation for successful
progression through subsequent project stages. Project conception is the creative
stage for the owner and requires a clear understanding of project values and goals.
The information collected during this stage requires consolidation into a format for
reference at the appropriate time in subsequent project stages.
Although a project may be catalyzed by outside factors such as economic conditions, a
project cannot proceed until the owner clarifies an idea through the process of
identification, assessment, refinement, and expression of values and goals.
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The Project Stages

Design Phases
For the purpose of this course, design is defined as having two phases: schematic and
design development.
The primary participants in the design process include the owner, the facility manager,
the A/E and sub consultants, product representatives, design builders, construction
managers, building officials, and cost estimators. Commissioning agents may also
become involved at this stage of a project.
Deliverables are contractually required information. Deliverables in each phase include
graphic and written design documents and estimates of project cost.
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The Project Stages

Schematic Design
The schematic phase produces drawings that indicate scale and relationship of project
components. To execute schematic design, the owner must identify and secure a
suitable site and assemble a design team. The participants will review and evaluate
the owners budget and program and present alternative approaches to design, based
on the project delivery.
In schematic design, deliverables include: schematic drawings and preliminary project
descriptions illustrating general form, scale, and relationship of the major project
components, and the type of construction proposed as well as preliminary estimates of
probable cost for the owners approval and preliminary project schedules.
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The Project Stages

Design Development
This phase follows the owners approval of the schematic design and any necessary
program or budget adjustments. Design development shifts the focus from overall
relationships and functions to more technical issues of constructability and integration
of systems and components.
Documents in the design development phase fix and describe the size and character of
the entire project, including architectural, structural, mechanical, and electrical
systems.
At this stage, deliverables include technical information about special systems and
subsystems to be incorporated into the project, outline specifications and drawings,
updated schedules and updated cost estimates.
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The Project Stages

Design Development, Cont'd
During the design development stage of the design-bid-build process, material
selection and integration of systems are considered. The design is finalized, and major
decisions regarding basic materials and systems are made. Documents issued include
design development drawings, outline specifications, and a statement of probable cost.
For design-build, documents similar to design development documents are used by the
design-builder to respond to the owners solicitation. The documents are completed to
a point that conveys the intended design, the quality of materials and workmanship,
and finishes. The proposed contract sum and time are generally included in the
response.
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The Project Stages

Construction Documentation
Construction documents are the written and graphic documents prepared or assembled
by an A/E for communicating the project design for construction purposes and
administering the construction contract.
During this stage, the A/E prepares documents that will be used to obtain required
permits and approvals from AHJs and to obtain prices upon which a bid or a negotiated
contract can be based.
It is important to note that the American Institute of Architects (AIA) documents and
the Engineering Joint Contract Documents Committee (EJCDC) documents differ in
their definitions of the construction documents phase. EJCDC documents refer to the
construction documents as part of the design stage.
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The Project Stages

Construction Documentation, Cont'd
Construction documentation in the design-bid-build process are prepared by the A/E
and used for bidding or negotiating and for filing for permits and approvals from
authorities having jurisdiction.
In the design-build process, construction documents are prepared by the design
builders A/E with the assistance of the design-builders contractor. The contract sum
is usually based on predetermined products and quality of workmanship. The A/E and
contractor are responsible to the design-builder, not to the owner.
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The Project Stages

Procurement
In a design-bid-build project, the link between design and execution of a project is an
agreement between the owner and the contractor. This is most often achieved through
competitive bidding evaluation or through the process of negotiation with a
prequalified contractor.
The procurement (bidding/negotiating/purchasing) stage allows the prospective
contractor to examine procurement documents, visit the site, and request
clarifications, interpretations, etc. The A/Es responsibilities include responding to
requests for information or clarifications, issuing addenda to document changes, etc.
Acceptance of the contractors bid or negotiated sum and other conditions will result
in award of a contract and commencement of work.
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The Project Stages

Construction
Construction traditionally begins with the execution of an owner contractor
agreement. During construction, the contractors responsibilities include performing
the work in accordance with the contract documents, execution of the work, contract
closeout procedures, and compliance with warranty provisions.
The A/E is responsible for construction administration, providing construction
evaluation services, evaluating proposals for contract modifications, certifying
applications for payment, and making final inspections of work for contract closeout.
The owners responsibilities include providing information necessary for preserving the
contractors lien rights, furnishing surveys and legal information for the site,
processing payments, approving contract modifications, and accepting the project
upon completion.
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The Project Stages

Construction, Cont'd
The contractor performs the work in accordance with the contract documents for the
sum and in the time agreed upon, and the A/E monitors the contractors compliance
with the contract documents and final inspections in the design-bid build process.
In design-build, the design-builder oversees the construction ensuring the owners
criteria are met. The contractor performs the work as directed by the design-builder
with limited input from the A/E. The A/E must perform contract administration in
accordance with licensing laws of the state in which the construction occurs and its
agreement with the design builder. At closeout, the owner, his or her consultants, and
the design developer inspect the work for compliance with the owners criteria.
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The Project Stages

Facility Management
In facility management, the contractor has an obligation to correct defects in the
project for a defined period of time, which begins with substantial completion.
Manufacturers may also have obligations under special warranties or maintenance
contracts.
Owners and facility managers maintain and evaluate the performance of facility
components. They may use members of the design team and the supplier team to assist
in these activities. Formal evaluations and reports may be prepared that result in
recommendations to modify, expand, sell, or demolish the facility.
Please remember the word FACILITY. You will be required to

enter it in order to proceed with the online examination.
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The Project Stages

Overview
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The Project Stages

Overview, Cont'd...
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The Project Teams
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The Project Teams

Introduction
A project has many different teams working independently, interdependently, and as a
single unit. The construction of a facility is the culmination of the collective needs,
ideas, talents, and services of a diverse group of individuals. The primary teams are
the owner team, the design team, the contractor team, and the supplier team.
To produce a successful project, it is important for each team to effectively
communicate with the other teams during each stage of a project. Positive interaction
among the teams begins with understanding the basic responsibilities of each team
throughout the process and taking into consideration what each can do to contribute to
anothers success.
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The Project Teams

The Owner Team
The owner team is typically composed of
advisors and consultants who assist the
owner through the design and construction
process.
Some owner teams may include staff or
facility managers depending on the
owner's size.
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The Project Teams

The Owner Team: Advisors
The owner team may be composed of:
Insurance Advisors - individuals who advise the owner on insurance matters.
Financial Advisors - including banks, investment groups, and accountants who

advise the owner on financial matters regarding the project.
Attorneys - acting as advisors to the owner on legal issues arising during the design
and construction process.
Facility Managers - usually the owner's staff who are responsible for the
maintenance and operation of the facility during occupancy and understand the
needs of daily operations and maintenance.
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The Project Teams

The Owner Team: Facility User
The longest stage in the life cycle of a building begins when the facility is put into use.
Maintained by the facility manager, participants in the facility are usually the owner
and facility users. However, it should be noted that members of the original team may
be called upon by the owner for periodic evaluation of how components, systems and
subsystems are performing.
The facility user uses the facility for its designed purpose and may provide input into
the design process. An owner's goals for a project may reflect the form, space, and
color needed for the physical, physiological, and psychological well-being of the
facility user.
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The Project Teams

The Design Team
A design team can be managed by the A/E depending on the type of project and who
has the prime design contract. The design team is usually composed of multiple
disciplines working together.
The design team works with the owner to determine the design requirements, produce
the construction documents, and administer the construction contract. The design
team participants also review submittals and substitution requests before and after the
construction contract is awarded.
The design team is responsible for addressing planning issues, product research and
selection, code research and compliance, quality control and assurance reviews, and
construction contract administration.
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The Project Teams

The Design Team: A/E
There are specific duties expected of the A/E when he or she is on the design team.
The owner expects the A/E to keep them informed of the progress and quality of the
work, to take a leadership role in the decision-making process, design the project
within a given budget, to protect the owners interest during the work and evaluate
proposed change orders to ensure that the extra costs are reasonable.
A contractor expects the A/E to assist in expediting the work and not hinder the
contractor's ability to perform his or her work while maintaining the construction
schedule. The A/E should be responsive to questions concerning the contract
documents, requests for interpretations, modifications, correspondence, applications
for payment, and submittals.
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The Project Teams

The Design Team: Engineers
A variety of consultants may be involved in the design processes, including:
Civil Engineers They may be retained directly by the owner or be an existing

member of the design team; the civil engineers prepare drawings and written
specifications for civil work.
Structural Engineers - The structural engineers are usually retained by the

architects to design the structural framework.
Electrical Engineers - The electrical engineers design the electrical system from
the electrical service point for the facility.
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The Project Teams

The Design Team: Engineers, Cont'd
Mechanical Engineers - They can be brought into a project in several ways;

mechanical engineers may be retained by the architect, be the prime A/E, or
retained directly by the owner under a multiple discipline contract. They design
the heating, ventilating, and air conditioning (HVAC) systems.
Plumbing Engineers - The plumbing engineers design the facilities' plumbing

systems. Designing the plumbing systems is often part of the role of the
mechanical engineers.
Fire Protection Engineers - The fire protection engineers design the fire
protection system. In many states, the design of the fire protection system is
regulated separately. Some mechanical engineers offer fire protection design
services as well.
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The Project Teams

The Design Team: Landscape Architects/Specialty Consultants/Specifiers
The landscape architect's role is to design the finished landscaping. This may include
not only traditional landscaping but exterior lighting or irrigation systems as well.
A project may require a variety of specialty consultants depending on its size, scope,
and complexity. Such consultants may include vertical transportation (elevator and
escalator) experts, traffic consultants, curtain wall consultants, finish hardware
consultants, or acoustical consultants.
Most projects have a specifier; it may be the project architect or engineer, in-house
specifier or a specification consultant. Each discipline may have their own specifier, or
there may be one for the entire project. The specifiers prepare and coordinate the
written project specifications.
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The Project Teams

The Contractor Team
The contractor team includes a variety of individuals and groups, and the amount of
work the prime contractor performs affects the size of his or her team.
A contractor team agrees to build the project for the owner with the contractors
project management and labor forces of the contractor and subcontractors. The
contractors contract for construction is with the owner, to successfully complete the
project in accordance with the documents as prepared by the design team.
The contractor team is composed of the contractor and his staff, specialty
subcontractors, and occasionally consultants who advise him or her on construction
techniques and procedures.
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The Project Teams

The Contractor Team: Subcontractors, Estimators and Sureties
Contractors hire subcontractors and specialty trades to perform the work not
performed by the contractor's own team. In some areas with strong trade unions,
portions of work may even be claimed by a particular trade regardless of the ability of
the contractor's team.
The estimator measures materials for purposes of creating a bid for a project and
ordering materials. The estimator contacts subcontractors, performs prebid inquiries to
generate interest in bidding on the project, and works with subcontractors and
suppliers to help ensure that the contractor becomes the low bidder and is awarded
the contract.
Sureties are an important part of the contractor's team since the contractor must have
many types of insurance before commencement of the work.
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The Project Teams

The Supplier Team
The supplier team includes a variety of individuals, organizations, and companies
involved in manufacturing, promotion, and sale of construction products and systems.
Effective contribution by the supplier team requires expert knowledge to educate the
other project team members about available products, systems, and installation
methods.
Members of a supplier team may include the manufacturer, who produces or fabricates
products to be incorporated in the project, and the distributors, who buy, inventory,
and resell products to be used on the project.
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The Project Teams

Teams Overview
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The Project Teams

Communication
Positive and effective communication is essential to the success of a project. The lines
of communication are established by the contract documents and the relationships of
the project team.
Lines of communication that are directed through the A/E involve the owner as well.
For example, the owner-contractor relationship is a contractual relationship based on
the contract documents, but the owner does not have the ability or expertise to
interpret the contract documents.
As the preparer of the contract documents, the A/E is made responsible by the
conditions of the contract to interpret and decide matters concerning performance.
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The Project Teams

Communication, Cont'd
Contractor - Owner: Communications between the contractor and owner are

directed through the A/E because the contractual relationship is based on the
project documents. Since the A/E is responsible for interpreting the documents,
they must be assured the communications are within the requirements of the
contract documents.
A/E - Contractor Personnel: Communication between the A/E and contractor

personnel should be directed through the contractor's project manager or
superintendent. The A/E is limited to that individual in order for the contractor to
maintain control over his or her staff and the project work.
Owner and Contractor - A/E Consultants: This line of communication is directed

through the A/E who has the ultimate responsibility for the performance of his or
her consultants.
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The Project Teams

Communication, Cont'd
A/E - Subcontractors and Suppliers: Lines of communication between the A/E and
the subcontractor should be directed through the contractor. If the A/E and
subcontractor communicate directly, it disregards contractual relationships by
circumventing the contracts that the contractor has with his subcontractors and
material suppliers.
Subcontractor - Owner and A/E: If the subcontractor wishes to communicate with

the owner, it should be directed through the contractor to the A/E because
subcontractors and material suppliers must respect their contractual relationship
with the contractor.
Contractor - Separate Contractors: This communication is directed through the

owner. This is because the owner is entering into multiple contracts and is
responsible for coordination of their work.
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The Project Teams

Casual Communications
Lines of communication are not intended to restrict the ability to discuss the project,
but rather are intended to follow contractual relationships and maintain the proper
roles of authority.
However, it should be noted that the communication lines do not necessarily relate to
the teams' contractual relationship. For example, the A/E has no contract with the
contractor, but the separate agreements they have with the owner make the A/E and
contractor obligated to speak to each other.
Ultimately though, the contractual lines of communication should be followed to
ensure proper documentation and project coordination.
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The Project Teams

The Tripartite Relationship
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Course Summary
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Course Summary
With the evolution from the nomadic hunter-gatherer to stationary builder-dweller,
humans also built the first villages from crude bricks and stone. Eventually, these first
builders morphed into early craftsmen with more refined skills as early construction
became more complicated.
When the Egyptians discovered how to make papyrus and ink about 4,000 years ago,
written and graphic construction documents were developed. Historical evidence also
indicates that master builders directed the construction of the pyramids and were
responsible for training the next generation of builders.
Construction contracts developed from English law; the English kings introduced
contracts to ensure that the master builder would accommodate their wishes on a
project.
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Course Summary
Historical Background, Cont'd
Increase in complexity of construction was the primary reason for the development of
specification writing in the 20th century, and, in the past two decades, computers have
become commonplace in design and construction offices.
CSI's Project Resource Manual - Manual of Practice is the final result of a collaboration
between government specification writers that began in 1948.
In 1978, CSI and its Canadian counterpart CSC produced the first edition of
MasterFormat, a master list of specification numbers and titles for the construction
industry. The most recent 2004 edition of this publication has been expanded to
include 50 divisions.
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Course Summary
The facility life cycle concept views a facility from its conception to the eventual
deconstruction of the building and reuse of the site. The life cycle stages include:
project conception, project delivery, design, construction documents, procurement,
construction, and facility management.
Project conception is the owner's statement of current and future need, use
requirements and budget. The project delivery stage determines the type of the
contract and how it will be delivered. Usually, at this point, an A/E is included in the
team.
The design stage is composed of two phases: schematic design where the scale and
relationships of the project components are determined, and design development
where the sizes and characteristics of components and systems are indicated.
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Course Summary
The Facility Life Cycle, Cont'd
Construction documents are prepared by the A/E. These documents will be used to
obtain permits and approvals from various AHJs and to obtain prices upon which a
negotiated contact can be based. Procurement refers to bids or proposals that are
solicited or negotiated for construction cost and time.
The construction stage usually begins with the execution of an owner-contractor
agreement. During construction the contractor's responsibilities include execution of
the work while the A/E is responsible for construction administration.
In the facility management stage, the contractor has an obligation to correct defects,
and owners and facility managers maintain and evaluate the performance of the
facility and its components. At the end of the cycle, new needs are determined, and a
new project concept is created.
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Course Summary
The Project Teams
A project has many different teams working independently, interdependently, and as a
single unit. The primary teams are the owner team, the design team, the contractor
team, and the supplier team. The teams may enter into direct contracts with each
other or have a third-party obligations to some other teams.
The contractual lines of communication should be followed to ensure proper
documentation and project coordination.
Lines of communication are not intended to restrict the ability to discuss the project,
but rather are intended to follow contractual relationships and maintain the proper
roles of authority.
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Conclusion of This Program
AEC Daily Corporation is a Registered provider with the AIA

Continuing Education System. Credit earned upon
completion of this program will be reported to CES
Records for AIA members.
If you desire AIA/CES, CSI and/or state licensing continuing

education credits, please click on the button below to
commence your online examination. Upon successful (80%
or better) completion of the exam, please print your
Certificate of Completion.
For additional knowledge and post-seminar assistance,

please visit the Ask an Expert forum (click on the link
above and bookmark it in your browser).
If you have colleagues that might benefit from this

seminar, please let them know. Feel free to revisit the
AEC Daily web site to download additional programs from
the Online Learning Center.
2005 CSI. The material contained in this

course was researched, assembled, and
produced by CSI and remains their
property. Questions or concerns about this
course should be directed to the
instructor.
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Introduction and Overview of Construction Documents

CSI Professional Development Committee

Provides an overview of the history of the construction process

Contact your respective governmental licensing and regulatory

December 31, 2006.

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How to use this Online Learning Course

To receive a certificate indicating course completion, refer to the instructions at

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The life cycle of a facility from project conception to facility management.

Relationships, expectations and communications between the owner, design,

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About the Instructor

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About the Instructor

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The Facility Life Cycle

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The Facility Life Cycle

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The Facility Life Cycle

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The Facility Life Cycle

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The Facility Life Cycle

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The Facility Life Cycle

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The Facility Life Cycle