State Certified General Contractors, Custom Builders and Remodelers with Design / Build Services
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N. Robert Cumbus

Tracy L. Cumbus Umpierre

Shannon M. Cumbus Osborne

Manuel A. Umpierre

Denny O. Cumbus

Design & Construction Glossary


CCGI Design & Construction Glossary



Budget 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 effective.   

However, CCGI 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 agency)

Official approved 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.



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.


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.



Modern construction 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 entertainment centers.



Documents supplied 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 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 warranty documents.



Written 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.



The permitting 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 owner.



A line drawing, which details and illustrates the outline of certain floor spaces. Examples are the master bedroom, bathroom, kitchen, garage or great rooms.



Construction guidelines and conditions prepared by the General Contractor that will be followed by the owner, architect, contractor and trade contactors during the construction process.



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.



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.



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.



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.



Design and 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 phases.



A line scaled drawing that outlines the preliminary floor plan and elevations.



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 additional funds.



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 contract amount.



Designers, construction managers and trade contractors who work on the project site to complete the project on time and within budget.



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.



The projected 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 building inspections.



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.



General detailed description of the project tasks.



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.


SETBACK (property)

The specified 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.


SUPPLIER (materials)

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 permitting agencies.



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.



Structural 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.



A creative 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 contract.



Final construction drawing required successfully building & completing the scope of work.