Construction documents, including plans, specifications, and supporting documents, are used to translate the owner’s needs, obtain permits, and provide instructions to contractors. They are created by an architect and consist of building plans, specifications, and modifications. The documents are used for bidding and the project is typically awarded to the lowest bidder.
Construction documents include all construction plans, specifications, and supporting documents used during the completion of a construction project. These documents serve several purposes. First, they help translate the owner’s or developer’s needs into a buildable format that can be universally understood by the construction industry. Secondly, they allow the owner to tender for the project and obtain permits from the local authorities. They also provide full instructions to the contractor on how the project should be built.
Creating a set of documents starts with an owner or developer. This could include a school district, medical facility, store operator, or government agency. When one of these owners needs a new building, he hires an architect to start the design. The architect will draw up several sets of building plans, which the owner will modify and approve at each stage before planning can continue. The final complete set of plans are typically referred to as “100% Building Papers” or simply “CD.”
A completed document set consists of two or three components. The largest is the set of building plans or drawings, which can range from a single sheet to hundreds of pages and include everything from floor plans to finish selections. Plans for a medium-sized project will typically be broken up into several sections. The plans will begin with architectural drawings and elevations, which are followed by structural, mechanical and electrical drawings.
Another component commonly included in a set of construction documents is the specification manual, or “specification booklet.” The spec book is a written project manual that covers materials and methods that should be used during the construction of the project. Those who are new to construction often overlook the spec book and focus solely on the drawings. This is an act that should be avoided, as the manual often contains information not present on the plans.
In most cases, a complete set of documents will be modified in some way by the owner or architect during the construction of the project. Official modifications are issued in the form of modification bulletins, supplementary instructions and modification directives. These written changes become an official part of the documents and should be considered the third component that makes up the whole.
Once a complete set of building documents has been issued by the architect and approved by the owner, it’s ready for bidding. The owner will present the drawings to interested contractors, who will then evaluate the cost to complete the job. In most cases, the project is awarded to the lowest bidder, although sometimes planning or reporting can also have an impact.
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