Design & Construction Glossary
items that are the contractor’s best guess at the proposed cost of unknown
finish items. These items are to be
selected by the owner at some future date. This may also include items, which
have a value, but the exact quantities are unable to be determined.
The State License
Architect or Engineer. We use the
term architect to generally define the person drawing your construction plans.
The Architect (AIA) or Engineer (PE) are State of Florida Licensed Design
Professionals. Sometimes a junior (unlicensed) architect can adequately design
and draw the facility. Conversely, they must have a State Licensed Architect or
Engineer review, modify, approve and sign/seal their work before the drawings
are submitted for local permitting. Usually their work is adequate and very cost
requires all our projects to be designed by a State Licensed Architect along
with a supporting Structural, Civil, HVAC or Electrical Engineers. They are
also, required by the State to purchase and maintain a one million dollar
general liability and errors/omission insurance policy. There are no state
requirements for junior architect insurance.
A hard line drawing
describing the existing floor plan and exterior elevations of the existing
facility. May include the locations
and types of materials used to construct the existing structure.
An on site meeting
of key trade contractors/suppliers to review the project site conditions after
the design drawings have been completed. The main purpose is to obtain accurate
information to assemble an accurate bid for their proposed scope of work and to
confirm the proposed construction schedule.
BUILDING PERMIT (local
documents from the local permitting agency based on the submitted drawings and
specifications. The approved and
issued permit allows CCGI to officially proceed and start demolition
/construction on the proposed site.
A design based
cost plan that assembles projected cost conditions encountered on similar recent
projects. The information is a cost range for the owner’s budget allocation.
CONCEPTUAL DESIGN PLAN
A hand drawn sketch
of the floor plan and elevations that provide a conceptual idea of what the
improvements could look like. The Architect or Engineer usually provides a
couple of various design options.
CONTRACT CHANGE ORDER
The written and
owner approved method to officially amend the construction contract in either a
positive or credit amount. Approval can affect the schedule and extend the
completion date. Sometimes, the construction drawings must be modified and
submitted back to the local permitting agency for their approval, before certain
inspections can be approved. Change Orders are a necessary means for the owner
to direct changes to the contractor. Contractor inspired change orders are
necessary due to the fact that no one can anticipate every existing site
condition. Also, building inspectors can insist on additional items that are not
on the construction documents. Custom construction is an artwork and not an
exact science. Changes occur on every project and must be addressed promptly to
keep the project on track. CCGI will always accommodate any change that the
owner wants to have incorporated into the project.
A civil drawing of
the projected site conditions, that indicates the flow or retention of storm
water due to water displacement by impervious surfaces.
Some examples are the driveway, sidewalks, roof areas, patio decks,
courtyards or any concrete surfaces. This civil drainage site plan is required
by all permitting agencies in order to obtain a building permit.
DESIGN / BUILD METHOD
concepts whereby two separate professionals collectively combine their creative
talents and experiences to provide enhanced services to develop/ build a
completed project for an owner. This
process allows the design team to interact with the construction team during the
development of the project. This service streamlines the design process, while
maintaining the owners budget. Also, this allows the contractor to provide cost
saving methods and materials that the owner may decide to accept.
A line drawing of a
vertical portion of the building, with either interior or exterior views. Some
examples are the exterior front, side or rear elevations. The interior
elevations are views of kitchen/bathroom cabinets, stairways, fireplaces or
by an Engineer or HVAC contractor outlining the State of Florida Energy
Efficiency Code of the proposed building. This documentation is required up
front by all permitting agencies in order to obtain a building permit.
FINAL CONTRACT AGREEMENT
document accepted and approved by the Owner. The contract outlines in detail the
approved conditions used to build the structure, construction schedule, final
specifications, product selections, general conditions, contractor payments and
FINAL COMPLETION SURVEY
completed by the owner after the project has been completed. The survey is to
make sure to contractor has obtained all your expectations and to suggest any
areas that may need attention or improvement.
FINAL BUILDING INSPECTION
agency’s final inspection approval indicates the project has complied with the
approved construction documents and obtains the Florida Building Code minimum
requirements. The project is officially complete and ready to be occupied by the
A line drawing,
which details and illustrates the outline of certain floor spaces. Examples are
the master bedroom, bathroom, kitchen, garage or great rooms.
guidelines and conditions prepared by the General Contractor that will be
followed by the owner, architect, contractor and trade contactors during the
Any surface on a
parcel of land covered by a solid surface such as a roof, concrete slab, pool
deck, pool surface, driveway, sidewalks, pavers areas or wooden patio decks.
NOTICE OF COMMENCEMENT
An Orange County
required document, which the Owner or Contractor files as an official record
that design or construction has started. This is required by all permitting
agencies before the permit can be issued. A certified copy of the document must
be posted on site, next to the building permit. Building inspectors verify this
document, when they approve and sign the building permit card.
NOTICE TO OWNER
A State approved
document that places the owner on official notice that a trade contractor or
material supplier is providing services or products on the construction site.
This notice allows the trade contractor or material supplier access to the State
of Florida Mechanics Lien Law to legally file a claim of non-payment and
possibility place a lien on the property. The Owner should request a release of
lien form the general contractor upon every progress payment. Also, the owner
should receive a final release of lien from all received notices to owner from
the material suppliers or trade contractors before the final payment is issued
to the contractor.
ONE-YEAR WARRANTY INSPECTION
A one-year site and
building inspection preformed by the contractor to insure all components of the
projects are functioning properly and still in an acceptable condition. Damages
or worn items are not considered a warranty condition. If the owner insists on a
repair or replacement item, the item is considered an additional scope of work
and a payment is expected to be received for the work item.
A phase, during
which all the documents have been submitted to the local permitting agency for
their review, acceptance and approval. This time period can be one day or one
month depending on the complexity of the project.
An on site meeting
after the building permit has been issued. The owner, architect, contractor (OAC)
meeting to review the exact scope of work, project schedule, site conditions and
general conditions to determine an official notice to proceed date with
construction services provided by the architect/engineer and general contractor
to assemble an exact scope of services, review site conditions, proposed
drawings, utilities coordination, submit value engineering items, assemble
conceptual cost plans, set guide lines and budget allocations. Upon conclusion,
the owner has the critical information on the proposed design and construction
cost to determine weather or not to proceed into permitting and construction
A line scaled
drawing that outlines the preliminary floor plan and elevations.
PRELIMINARY COST PLAN
Initial budget based
on preliminary drawings, specifications and projected construction schedule.
An owner financial
commitment, which is necessary to design and construct the proposed project in
some selected time period. Early completion on any project always cost the owner
PRODUCT/MATERIAL SELECTION OUTLINE
Outline of all the
products and materials that are required to be selected by the owner in a timely
condition, which could affect the construction schedule. The selections are
generally listed as an allowance and will always affect the budget in the final
construction managers and trade contractors who work on the project site to
complete the project on time and within budget.
PROJECT SITE MOBILIZATION
Setting up all
necessary equipment, utilities, and materials on the project site, prior to the
start of construction.
Items and notes
contained in the final agreement and necessary for the trade contractors,
suppliers and production team to successfully complete your project.
construction schedule outlining proposed timelines for intended scope of work
tasks. The schedule completion date is always changing due to owner related
change orders, uncontrollable events, unforeseen site conditions, material/labor
shortages or deliveries, rain days or hurricane days and untimely or delayed
PUNCH LIST ITEMS
Final items to
address or complete prior to the owner occupies the new improvements. After the
owner occupies the building these items become warranty items.
SCOPE OF WORK
description of the project tasks.
SEPTIC TANK INVESTIGATION
Documenting the size
of the existing septic tank and drain field to determine whether an additional
septic tank and drain field will be required for the additional space. The
Orange County Health Dept. determines the requirements for the septic tank/drain
field improvements. This permit must be obtained before the building permit can
be issued. This determination is critical in the sequence of events that precede
the start of construction.
minimum distance that the local zoning code or ordinance requires a building
exterior wall to be from the property line or right of way line.
Company or companies
supplying materials & products for the project.
A legal document
outlining property boundaries, corners and locating all structures or
improvements to the pending property. Must be produced & sealed by a state
licensed Florida Land Surveyor. A current site survey is required by all
Company or companies
hired by the General Contractor to complete certain specific tasks to help
maintain the project schedule & complete the project on time. Some trade
contractor are licensed by the State of Florida and the must obtain their own
permits before starting their specific work.
engineered drawings that outline the profile of each roof truss that is required
by the design architect. These drawings are signed and sealed by a certified
Florida Structural Engineer. These engineered drawings are required at the time
of submission to the permitting agency.
construction method or usage of certain materials that will reduce cost or time
of construction. These items have a cost/time value. It’s the owner’s
responsibility to determine & advise the contractor, if any value
engineering items will incorporate into the project.
Any item listed in
the specifications for which the amount is an unknown or undetermined. The item
in question is not included in the construction contract amount. If
selected by the Owner it will be issued as a change order to the construction
drawing required successfully building & completing the scope of work.