 | Term | Definition |
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Form |
the basic shape and configuration of an object or space. Generated with lines, planes, volumes and points |
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terms to discribe forms |
cylindrical, flat, square, linear |
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Horizontal lines |
restful, stable, related to the plane of earth |
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Vertical lines |
strength, equilibrium, permanence, upward movement |
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Diagonal lines |
dynamic, represent movement |
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Curved lines |
relate more to the material world and human body |
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Scale |
the relative size of something in relation to another element of known size (ie. human) |
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Proportion |
the relationship between parts of a composition to each other and to the whole |
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Primary colors of light |
red, green, blue |
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Primary colors of pigments |
red, yellow, blue |
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Hue |
the basic color |
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Value |
the degree of lightness or darkness in relation to black and white |
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Intensity (chroma) |
the degree of purity when compared with a neutral gray of the same value |
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Tint |
white is added to a hue |
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Shade |
black is added to a hue |
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Tone |
Gray or the hue's complement is added |
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Monochromatic |
only one hue with variations in intensity and value |
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Analogous |
hues that are close to each other on the color wheel |
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Complementary |
hues that are on opposite sides of the color wheel |
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Triad |
uses 3 hues that are equally spaced around the color wheel |
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Tetrad |
uses 4 hues that are equally spaced around the color wheel |
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Texture |
the surface quality of a material (actual or visual) |
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Actual texture |
the physical quality that can be sensed by touch |
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Visual texture |
what we imagine a surface to be simply by looking at it |
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Smooth/Glossy textures |
reflect light, create glare and show imperfections |
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Matte/Rough textures |
diffuse and absorb light |
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Balance |
the arrangement of elements in a composition to achieve visual equilibrium. Depends on the idea of visual weight. Depends on both object (weight) and placement |
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3 types of balance |
symmetrical, asymmetrical, radial |
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Symmetrical Balance |
consists of identical elements arranged equally about a common axis. (bisymmetrical, bilateral, axial symmetry) This type of balance is very stable and creates formality |
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Asymmetrical Balance |
Depends on equalizing the visual, or optical, weights of nonsimilar elements in a composition within a visual field or about a common axis. Generally considered informal and dynamic |
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Radial Balance |
is a type of symmetrical balance in which elements are arranged uniformly about a central point |
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Harmony in a composition |
the agreement of the parts to each other and to the whole. It includes the opposing concepts of unity/variety and rhythm/emphasis |
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Rhythm |
the repetition of elements in a regular pattern |
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Contrast |
is the way we perceive the difference between things, create importance and add interest to our environment |
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Proportion |
the relationship between one part of an object or composition and another part and to the whole, or between one element and another. Similar to scale, but it is NOT dependent on the relationship of one element to another of known size. |
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Golden Ratio |
A is to B as B is to (A + B). For a rectangle it is known as Golden Section |
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Modulor |
a proportioning system developed by Le Corbusier. Uses the human body as the starting point. |
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Anthropometrics |
the measurement of the size and proportions of the human body. Based on this, there is a large body of knowledge about the min. or optimum dims. required for the average human to perform common activities. |
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Ergonomics |
the study of the relation between human physiology and the physical environment. Uses the information from anthropometrics, but it goes further by studying exactly how humans interact with the physical world. One of the most important factors- adjust ability |
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Human Comfort |
based on the quality of the following primary environmental factors: temperature, humidity, air movement, temperature radiation to/from surrounding surfaces, air quality, sound, vibration, light. |
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Ways the body loses heat |
convection, evaporation, radiation |
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Convection |
the transfer of heat thru the movement of a fluid, either a gas or liquid |
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Evaporation |
occurs when moisture changes to vapor as a person perspires or breathes |
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Radiation |
the transfer of heat energy thru electromagnetic waves from one surface to a colder surface. If the surrounding are colder than the surface temperature of the skin, the body loses heat. If the surfaces are warmer, the body gains heat. |
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Air temperature |
the primary determinant of comfort. General comfortable range is between 69 degrees F and 80 degrees F |
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Effective Temperature (ET) |
a value developed that combines the effects of air temperature, humidity and air movement |
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Relative Humidity |
the percentage of moisture in the air compared with the maximum amount of moisture the air can hold at a given temperature without condensing. Comfortable ranges are between 30% and 65% |
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Air Movement |
tends to increase evaporation and heat loss through convection. Wind speeds of 50 to 200 ft per min. are acceptable for cooling without causing annoying drafts. |
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Mean Radiant Temperature (MRT) |
is the value used to determine the aspect of comfort between the body body losing heat or gaining heat due to the temperature of surrounding surfaces. |
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Ventilation |
required to provide oxygen and remove carbon dioxide, odors and to carry away contaminants |
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amt of ventilation required depends on |
activity in the room, size of the room, whether people smoke in the room |
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Behavior setting |
a particular place with definable boundaries and objects in which a standing pattern of behavior occurs at a particular time (ex. weekly board mtg. in a conference room) |
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Territoriality |
a fundamental aspect of human behavior and refers to the need to lay claim to the spaces we occupy and the things we own. In humans it relates to the need for self-identity and freedom of choice |
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Personal Space |
a concept closely related to territoriality, proposed by anthropologist Edward Hall. |
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4 basic distances |
Intimate (0-18") Personal (18"- 4'-0") Social (4'-0" - 12'-0") Public (12'-0" +) |
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Proxemics |
is how the theory of personal space is applied to the use of space |
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Programming |
Defines a problem before a solution is attempted. States the goals and objectives of the client. May contain an analysis of the existing building. aesthetic considerations, space needs, adjacency requirements, organizing concepts, code restrictions, budget demands, scheduling limitations |
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4 Major considerations of Prgramming |
Form, Function, Economy and Time |
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Establishing goals in Programming |
indicate what the client wants to achieve and why. Establish the direction of programmatic concepts that ultimately suggest the physical means of achieving the goals. |
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Collecting Facts in Programming |
Facts describe existing conditions and # of people, space adjacencies, user characteristics, equipment to be housed, expected growth rate, budget and building code requirements |
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Uncovering Concepts in Programming |
Develop abstract ideas that are functional solutions to the clients performance problems without defining the physical means that could be used to solve them |
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Determining Needs in Programming |
Balances the desires of the client against the available budget or establishes a budget based on the defined goals or needs. "wants" are separated from |
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Stating the Problem in Programming |
statments agreed upon by client and programmer are the basis for design and as the criteria by which the solution can be evaluated. There should be a min, of 4 problem statements that address Form, Function, Economy and Time. |
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Form |
relates to the existing conditions, the physical and psychological environment of the interior and quality of construction |
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Function |
relates to the people and activities to be performed in the spaces and their relationships |
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Economy |
relates to money, budgets |
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Time |
describes the ideas of past, present and future as they affect the other 3 considerations |
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Program Format |
a statement of goals and objectives, a list of client requirements (# of people, activities, needs), a list of spaces and their square footages |
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Checklist of required information |
goals and objectives, user requirements, activity requirements, furnishings and equipment adjacencies, space requirements, time and money requirements |
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Client Interview |
combines observations, a structured list of questions, the ability to clarify ambiguous questions or responses and the opportunity for exploration of needs and ideas of the users not previously considered |
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Questionnaires |
written forms that people fill in with requested information |
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Observation |
one of the most reliable ways to gather info but don't assume anything. It is best used to verify info from interviews or questionaires. |
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Field Surveys |
determines the following: size and configuration of building or space to be used, existing built-ins, nonbearing walls, locations and sizes of doors and windows and outlets, diffusers, plumbing fixtures, lighting. Types and hights of ceilings, conditions of MEP systems and construction elements, location of true north, potential noise problems, potential environmental problems (asbestos, lead) |
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Net Area |
does not include general circulation space, closets, etc. |
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Gross Area |
The sum of the new area and the ancillary areas |
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Efficiency of the space |
= the ration of the Net to Gross Ratio (ranges from 60 to 80%) |
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Rentable Area |
the sq. ft. that is used as the basis for leasing office and retail space |
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Portion of a floor rentable |
the rentable area is measured from the inside glass surface of exterior walls to the finished surface of the tenant side if the public corridor and from the centerlines of partitions separating tenatnt spaces. |
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Entire floor is rented |
the rentable area includes all the space taken by the public corridors, elevator lobby and restrooms on that floor |
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Demising wall |
partitions separating adjacent tenant spaces |
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Adjacency Needs |
people, products and information |
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Space Planning |
the process used to translate progammatic needs into a physical plan of the space by organizing major rooms and area, determining circulation systems, and laying out furniture |
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A design concept |
is a statement of a specific physical responce indicating how a programmatic concept can be satisfied |
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Existing Conditions |
relationship to surrounding areas, size of existing space, views, special features (atriums, architectural features), structural considerations, plumbing |
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Organization concepts |
used to satisfy the clients needs and then test them against criteria to find the best one to develop in more detail |
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Linear |
consists of a series of spaces or rooms that are placed in a single line (usually a path of circulation) very adaptable |
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Axial |
consists of 2 or more major linear segments about which spaces or rooms are placed. Usually have a featured termination at one or more ends of the axis |
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Grid |
consists of 2 sets of spaced element, can be perpendicular to each other or at angles and irregularly spaced. Can be very monotonous and confusing. Usually defined by circulation paths, it is more appropriate for very large spaces. |
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Central |
Based on one space or point about which secondary elements are placed. Very formal- hotel lobby |
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Radial |
When more than one linear organization extends from a centralized point. Radial plans have a central focus but also extend outward to connect with other spaces or rooms |
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Circulation patterns |
one of the primary ways of organizing a room, an open space, or an entire project. They are vital to the efficient organization of space and provide people with their strongest orientation with in an environment. |
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Linear Dumbbell |
simplest and one of the most flexible. Spaces are laid out along a straight path that connects 2 major elements at the ends |
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Doughnut Configuration |
Provides a double-loaded corridor and automatically makes a continuout exitway so two exits are always available. Appropriate for larger groups of spaces |
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Radial Layout |
oriented on one major space with paths extending from this central area. Generally used when there is a major space that serves as the focal point for secondary spaces |
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Furnishing Layouts |
1) determine the types and numbers of individual pieces required 2) Consider the space between the pieces and their orientation to each other 3) Think about the general access to the grouping and its relationship to existing elements within the room |
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Initial Budgets |
can be set in several ways: 1) the client has already estimated the amout of money available and simply gives this figure to the designer 2) Budgets can be set thru public funding or legislation 3) The client will describe the scope of work and intent and ask the designer to develop an anticipated budget |
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Cost Influences |
1) Construction cost 2) Furniture, Fixtures and Equipment 3) Contractor's overhead and profit 4) Professional Fees 5) Taxes 6) Moving Costs 7) Telephone and data system installation 8) contingencies |
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Construction costs |
the moneys required to build or remodel the interior including such things as demolition, partitions, ceilings, millwork funishes and plumbing, electrical and mechanical work. Generally anything that is attached to and becomes part of the structure |
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General Overhead |
the cost of running a contracting business and includes such things as office rent, secretarial help, utilities, etc. |
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Project Overhead |
the money it takes to complete a specific job, not including labor, materials or equipment. ex- temparory offices, project telephones, trash removal, insurance, permits. |
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Total Overhead |
10-20% of the total costs for the contractors labor, materials and equipment |
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Profit |
one of the most highly variable parts of a budget. Typically ranges from 5 to 15% of the total cost of the job. Depends on the type, size of job, amount of risk involved, general market conditions, whether the job is being bid on or negotiated and how much money the contractor wants to make |
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Contingencies |
should always be added to the budget to account for unforeseen change requests by the client and other conditions that will add to the total cost of the job. Normally 5 to 10% of the total budget |
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Estimating by Sq. Ft. |
budgets based on size are usually the first and most preliminary type of estimate done before much design work has started. Anticipated sq. ft. of prject is multiplied by a cost per sq. ft. to arrive at a number |
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Estimating by Parameter |
Involves an expanded itemization of construction quantities and furnishings and assignment of unit costs to these quantities. As design progresses, the client and designer have a better idea of the exact scope of the work, the budget can be refined. It is possible to evaluate the cost implications of each building component in order to make decisions concerning quantity and quality that meet the original budget estimate. |
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Quantity Take offs |
Most precise, developed by counting actual quantities of materials/furnishings and multiplying these quantities by firm, quoted costs. Cannot be done until late in the design and construction document phase |
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Cost Information |
Can be obtained from commercially produced cost books that are published annually, but this is an average of many past projects from around the country. A better source of current, reliable information would be local contractors and other design professionals who have experience in the type of project you are budgeting |
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Construction Drawings |
describe in detail the extent of the work and the location, deminsions and relationships of the various construction elements. The contractor and subs use them, along with the specifications to build the project |
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Title and index sheet |
indes, list of standard abbreviations, project data, sq. ft, occupancy category, building type, etc. |
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Floor Plans |
demo plans, construction plans, finish plans, telephone and power plans, furniture plans. Views seen as though the building were cut horizontally 4'-0" above the floor. Shows the building configuration including walls, dims, existing construction to remain, references to elevations and details, room names and #'s, floor material indications, millwork, plumbing fixtures, built-in fistures, stairs |
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Demolition Plans |
show existing construction that is to remain and that which is to be removed |
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Site Plan |
a view of the building as seen from directly above. Shows roof of building, surrounding yards, walks driveways and other features within the property line. Usually shows the streets and property immediately adjacent to the site. |
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Reflected Ceiling Plans |
show a view of the ceiling as though it were reflected in a mirror on the floor |
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Sections |
a drawing showing what a part of the construction would look like if you were to cut straight through it. Very useful for showing the relationships between materials. A section cut is perpendicular to the plane of construction that will be exposed. |
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Details |
the manner in which an assembly of several parts is organized and connected. Shows complex information, they are usually large scale drawings of sections cut through a portion of construction. |
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Consultant Coordination |
ie.- the designer is responsible for retaining the services of other consultants, then the designer is usually responsible for directing/coordinating their work. Coordination occurs through regular scheduled meetings, progress prints and notifying affected parties of any changes as they occur. |
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Millwork |
construction components that are primarily built of wood and are manufactured in a mill shop. Cabinets, bookshelves, paneling, etc. |
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Finish Carpentry |
Woodwork that is done on the job site. Wood base, door trim, wall moldings, etc. |
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Stile and Rail |
traditional type of paneling composed of vertical pieces (stiles) and horizontal pieces (rails) enclosing a paneled area |
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Flush |
a flat, smooth surfaced paneling with the edges butted together or jointed with a reveal or batten strip |
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Standing Trim |
an item of fixed length that can be installed with a single length of wood. A door or window casing. Fabricated in millshop |
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Running Trim |
an item of continuing length. Baseboards, chair-rail, cornice. Fabricated in millshop |
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Wood Molding |
comes in standard profiles and sizes, is ordered by # and installed as a finish carpentry item rather than millwork |
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Technical Specification |
Describe the quality of materials and workmanship, along with general requirements for the execution of the work, standards and other items |
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Project Manual |
Divided into 4 parts: 1) Bidding requirements (if needed) 2) Parts of the contract itself (agreement between owner/contractor, bond forms, etc.) 3) General and supplementary conditions of the contract 4) Technical specifications |
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Perscriptive Specification |
Closed. Tells exactly what product or material you want the contractor to use by using brand names. Variations: Base-bid and Proprietary |
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Performance Specification |
Open. Tells what result you want the final construction assembly to achieve, but they give the contractor some choice in how they will be achieved. Encourages competitive bidding. Variations: Descriptivw, reference standard, pure performance |
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Proprietary Specification |
Variation of a perscriptive spec. Are the most restrictive specs because they call out a specific manufacturer's product. Gives the interior designer complete control over what is installed. Does not allow for competitive bidding. |
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Base-bid Specification (Equal Spec) |
Vatiation of a prescriptive spec. Calls out a proprietary material or product but allows the substitution of other products that the contractor thinks are equal to the one stated. (risky) Variations: 1) lists several approved manufacturers of a product, but this puts the burden on the designer to verify that every one of the products is equal. 2) States that one product or an "approved equal" must be used. The contractor may submit a substitution, but it is subject to review and approval by the designer. Puts burden on contractor to find equals. |
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ADA |
Civil Right. Federal law requiring that all commercial and public accomodations be accessible to people with disabilities. Not a building code, but if not complied with civil lawsuits will follow. Does NOT cover single or multi-family housing, which is regulated by Fair Housing Act. Federal buildings are governed by Uniform Federal Accessibility Standards. |
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Scoping Provisions |
requirements that dictate how many accessible elements must be provided |
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Accessible Routes |
a continuous, unobstructed path connecting all accessible elements and spaces in a building or facility. Designed primarily to accommodate a person using a wheelchair. Minimum clear with= 36" continuously and 32" at doorway (passage). Passage (doorway) can not be more than 24". Minimum passage width for two wheelchairs= 60" if accessible route is less than 60" wide, then passing spaces (60" x 60") must be provided at intervals not to exceed 200ft. Minimum clear floor space for stationary wheelchair= 30" x 48". Accessible route may have a slope up to 1:20, any greater= ramp |
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Doorways |
must have min, clear opening with of 32" max. depth of 24" (when open width is 32") |
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Door hardware |
thresholds cannot exceed 1/2" in height and must be beveled so no slope of threshold is greater than 1:2 |
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Operating devices |
must have easy to grasp shape (no standard doorknobs) |
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Closers |
if provided, they must be adjusted to slow the closing time |
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Opening force |
must not exceed 5lbs per ft. |
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ADA Toilets |
toilet rooms must have minimum clear turning space of 5'-0" (60") circle. However, the clear floor space at fixtures and controls and turning space may overlap |
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ADA Toilet |
clearance depth varies depending on wall-hung vs. floor mounted water closet. In most cases, door must provide min, clear opening of 32" and must swing out (away from stall enclosure). Grab bars must be mounted 33-36" AFF. Centerline of toilet must be 18" from a wall with grab bars at both back and side of water closet. |
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ADA Urinals |
must be of the stall type or wall hung with an elongated rim at a max. ht. of 17" AFF. Clear floor space in front= 30" x 48" |
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ADA Lavatories |
must allow someone in a wheel chair to move under the sink and easily use basin and water controls (must be operable with one hand). Pipes must be insulated or otherwise protected. Mirrors must be mounted with bottom edge of reflecting surface at 40" max. AFF |
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ADA Drinking Fountain |
30" x 48" clear space required for front approach. If drinking fountain is freestanding or built-in without clear space below, it must have clear floorspace (30" x 48") in front for a parallel approach. |
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ADA Bathtubs/Showers |
an in-tub seat or a seat at the head of the tub must be provided. Bathtub (if an enclosure is provided) it cannot obstruct the controls or transfer from wheelchair to seat or into tub. Enclosure tracks cannot be mounted on the rim of the tub. Shower and bathtub grab bars must be provided and mounted between 33-36" AFF |
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ADA Floor surfaces |
must be stable, firm and slip-resistant. Carpet- max. pile height of 1/2". For changes in levels of 1/4" or less (transition can be vertical and no edge treatment required). 1/4" to 1/2" (transition must be beveled with slope no greater than 1:2). 1/2" + (transition required ramp). |
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ADA ramps |
in no case, can ramps have a slope greater than 1:12 (1" rise for 12' run). Max. rise for any ramp is limited to 30". Changes in elevation greater than 30" requires a level landing before next run of ram in encountered. Min. clear width 36". Landing lengths= 60" min. (or equal to widest ramp that intersects the landing). If landings change direction at landing, then landing must be 60" square min. Ramps with rises greater than 6" or lengths greater than 72" must have handrails on both sides. Top of handrail must be 34"-38" above ramp and the handrails must extend 12" min, beyond ends of ramp. Diameter of handrail- 1 1/4" to 1 1/2" |
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ADA Stairs |
Handrails must be continuous on both sides of stairs. Top of handrail 34" to 38" above stair nosings exted 12" min. beyond ends of stairs 1 1/4" to 1 1/2" clear space between handrail and the wall. When an exit stairway is part of an accessible route in an unsprinklered building there must be 48" clear width between handrails |
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Protruding Objects |
can be a hazard for visually impaired people. Protruding objects with their lower edge less than 27" AFF can be detecte with a cane, so these objects may project any amount. Protruding objects cannot reduce the clear width required for an accessible route or manuevering space. If vertical clearance of an area adjacent to an accessible route is reduced to less than 80" a guardrail or other barrier must be provided. |
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Detectable warnings |
detectable warning surfaces are required on walking surfaces in front of stairs, hazardous vehicle areas and other places where a hazard may exist without a guardrail or other method of warning someone. Such textures must contrast with the surrounding surface. Door handles must be textured if the door leads to an area that might prove dangerous to a blind person (ie. doors to loading platforms, boiler rooms, stages) |
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ADA Signage and Alarms |
Certain accessible rooms and features are required to be clearly identified with the symbol for accessibility and that identification, directional and informational signs meet certain specifications. International symbol for accessibility is required on parking spaces, passenger loading zones, accessible entrances, and toilet and bathing facilities when not all are accessible. |
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ADA Signage |
Permanent rooms and spaces must be identified. Lettering must be 5/8" to 2" high, raised 1/32" above sign surface. Must be all UPPERCASE, in sans serif or simple serif type and accompanied with grade 2 braille. Pictograms (if used) must be 6" or more high, must be accompanied by verbal description written below. |
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Permanent identification signs |
must have eggshell matte or other non-glare finish with characters and symbols contrasting with their background. Must be mounted on wall adjacent to LATCH side of door and must be approchable to within 3" without encountering protruding objects or standing within door swing. Mounting height to certerline of sign= 60". When there is no wall space on latch side of door, the sign must be placed on the nearest adjacent wall. |
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Directional Signs |
must have lettering at least 3" high with a width-to-height ration between 3:5 and 1:1. Contrast and finish requirements are the same as permanent rm. identification signs. |
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Emergency Warning Systems |
Required to provide both Visual and Audible alarm. |
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Audible Alarm |
must produce a sound that exceeds the prevailing sound level in the room by at least 15 decibels |
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Visual Alarm |
must be flashing lights that have a flashing frequency of about one cycle per second |
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Telephones |
If public telephones are provided, at least 1 must comply with ADA requirements. If there are two or more banks of telephones, there must be at least 1 telephone at each bank that complies with ADA. If 4 or more public pay telephones provided, then at least one interior public text telephone is required. |
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Elevators |
Call buttons must indicate when each call is registered and answered. Hall lantern must give visual and audible signal. Inside elevator cab- floor buttons can be no higher than 54" AFF |
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Descriptive Specification |
Type of performance spec. Gives detailed written requirements for the material or product and the workmanship required for its fabrication and installation. Does not mention trade names. Can be very difficult to write. |
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Reference Standard Specification |
Variation of a descriptive spec (performance spec). Describes a material, product or process based on requirements (reference standards) set by an accepted authority or test method. ex. ASTM, ANSI, UL, AWI. Fairly easy to write. |
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Pure Performance Specification |
Type of performance spec. A statement setting criteria and results required of the item being specified. The results can be varified by measurement, tests, or other types of evaluation. The means of achieving the required results are not specified. Difficult to write because the specifier must know all the criteria, state the methods for testing compliance and write an unambiguous document. Rarely used. |
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Master Specification |
prewritten specifications that cover nearly all types of products, methods of installation and other variables that relate to a specific product or construction activity. |
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Guide Specification |
similar to master spec. except they are not as complete. They simply assist the spec writer in organizing the information and showing what decisions need to be made and where things should be placed in the correct location in the document. |
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Master Format System |
developed by the Construction Specifications Institute to standardize numbering and format. Based on 16 broad divisions that represent major categories of work. Hierarchical system. Part 1- (general) general requirements for the section, scope of section, submittals required, warranties, project conditions, specs for delivery, storage and handling of materials. Part 2- (products) details the specs for the materials and products themselves, including acceptable manufacturers, what standards and test methods the materials must conform to, how items are to be fabricated. Part 3- (execution) tells how the products and materials are to be installed applied, or otherwise put into place. This part also describes the examination and preparation required before installation, how quality control should be maintained in the field and the requirements for the adjusting, cleaning and protection of the finished work. |
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Specification Writing Guidelines |
Specs are legal documents- they must be complete, accurate, and unambiguous. Know what the standards and test methods reffered to include and what parts of them are applicable to your project. Do NOT specify together the results and the methods proposed to achieve those results, as the two may conflict. Do NOT include standards that cannot be measured. ex. work should be done in a "first class manner". Avoid exculpatory clauses- putting all of the responsibility on the contractor. Avoid words or phrases that are ambiguous, like "and/or" or "etc." Keep specification as short as possible. Describe only one major idea in each paragraph. |
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Contract Documents |
Consist of: -Owner-contractor agreement -General Conditions of the contract -Supplementary conditions of the contract (if any) -Drawings -Specifications -Addenda issued before execution -Modifications issued after execution. NOT included: Bidding documents are not part of the contract. |
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Construction Contracts |
are governed by common law that regulates services |
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FF&E Contracts |
are goverened by statutory law that regulates the sale of goods |
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Basic Provisions (Owner-Contractor Agreement) |
-Description of the work -Date of Commencement -Substantial Completion -Contract Sum |
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Date of Commencement |
it is from this date that construction completion time is measured |
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Substantial Completion |
the stage in the progress of the work when the work, or a designated portion, is sufficiently complete according to the contract documents so the owner can occupy or utilize the site through a few minor items may remain to be completed or corrected |
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Contract Sum |
states the compensation the contractor will receive for doing the work |
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Liquidated Damages |
Moneys paid by the contractor to the owner for every day the project is late. They represent actual anticipated losses the owner will incur if the project is not complete on time. Usually accompanied by a bonus provision so the contractor receives a payment for early completion. If a penalty clause is included (which is different than liquidated damages) a bonus provision MUST also be included. |
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Progress Payments |
Periodic payments from owner to contractor, based on payment applications. The amount due is based on % of completed work and any materials purchased and stored, and is less any moneys already paid. |
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Retainage |
usually 10% of each payment is withheld until final completion of the work as a protection of the owner against incomplete or defective work by the contractor. |
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Uniform Commercial Code (UCC) |
a law one must be familiar with if you are selling furniture and accessories to clients rather than just specifying them. The law governs the sale of goods, defined as tangible and movable items. Covers sales contracts, product liability, warranties, ownership and risk. |
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Delivery of Goods |
Regulated by the UCC. Furniture and accessories may be shipped by common carriers, contract carriers, private carriers. |
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Common Carriers |
those who offer services to the public |
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Contract Carriers |
provide service only to certain companies they choose to do business with |
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Private Carriers |
companies who own and operate their own trucks to move their merchandise |
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F.O.B. (Free on Board) |
means the manufacturer pays for loading the goods onto the truck or train. |
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F.O.B. Factory |
the tile is transferred at the factory, the buyer pays the transportation costs and the manufacturer is not responsible for loss or damage during shipping |
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F.O.B. Destination |
means the manufacturer is responsible for shipping and for recovering any damage or loss during shipment |
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F.O.B. Factory- Freight Prepaid |
means the FF&E contractor owns the furniture but the manufacturer pays the shipping charges |
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Duties and Responsibilities of the Interior Designer |
-acts as the owner's represenative -advises and consults with the owner -may act on behalf of the owner to the extent provided in the contract documents -assists the owner in coordinating schedules for delivery/installation but is NOT responsible for the actions of the contractor -visits the site on a regulary basis to guage progress -reviews shop drawings -prepares change orders -conducts final inspection to determine date of substantial completion -interprets and decides on matters concerning the contract documents -responsible for varfying that the contract documents conform to the building codes and ordenances |
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The Interior Designer DOES NOT |
have the authority to: -reject nonconforming work -stop the work -terminate the contract on behalf of the owner |
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Owner's Duties, Rights and Responsibilities |
-furnish evidence, at the request of the contractor, that financial arrangements have been made to fulfill the owner's obligations under the contact -furnish all drawings free of charge -provide access to the area of work at reasonable times -provide suitable space for the receipt and storage of materials, furniture and equipment -provide temproary utilities on the job site and vertical transprotation necessary for the execution of the work - has the right to order the contractor to stop work and has the right to carry out the work if the contractor fails in their duties to correctly do so -has the right to perform work related to the project with the owners own forces to award separate contracts for certain work. However, the owner is required to coordinate his own forces and act with the same obligations and rights as the contractor would have -has the right to accept nonconforming work, but since this entails a change in the contract, it might be done by written change order. |
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Duties and Responsibilities of the Contractor |
-solely responsible for all fabrication, delivery and installation means, methods, techniques and procedures and for coordinating all portions of the work -responsible to the owner for acts and omissions of all subcontractors and other people performing work under a contract with the contractor -obligated to provide a schedule for the owner's and designer's info -NOT responsible to ascertain that the contract documents conform to the building codes, ordinances and other regulations however, if the contractor notices some variance, they must notify the designer in writing. -Exclusively responsible for onsite safety and precautions against damage to persons and property |
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Indemnification |
to secure against loss or damage. the clasue is intended to protect the owner and designer against situations where a person is injured due to the negligence of the contractor or the contractor's agent. |
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Installation (owner's responsibilities) |
make adequate facilities available for the delivery, unloading, staging and storage of furniture and equipment. Make sure all delivery and staging areas and delivery routes for items are free of obstacles or other trades that may impede the contractor. Provide contractor with firm schedule for the use of unloading facilities and elevators. Inspect the work upon delivery for the sole purpose of identifying materials, furniture and equipment and to verify quantities. This inspection is not final or implies acceptance of or control over items delivered. To abide by the agreed critical dates in the progress schedule submitted by the contractor. Provide security against loss or damage of furniture and equipment stored at the site between delivery and final acceptance by the owner. |
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responsibilities of the contractor |
Select the route to be used from the delivery point to final placement. Tell the owner about any special equipment or services required for the proper delivery and installation of the work. Do all cutting, fitting or patching required to complete the work and not to alter the work of others without first getting written consent of the owner. Provide labor, means and methods of carrying out the work according to prevailing labor conditions at the job site. |
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Time |
the period from the starting date established in the agreement to the time of substantial completion. It may be extended by change order if delays occur beyond the contractor's control. |
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Changes in the work |
usually due to unforeseen conditions or requests by the owner. |
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Change Order |
based on written agreement among the owner, contractor, and designer concerning the extent of the change and its costs and schedule implications. Is always required whenever there is a modification of contract cost or time, and it must be signed by all parties owner, contractor and designer. |
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Supplementary Conditions of the Contract |
Information that is unique to each project can be included in 1 of 4 ways. 1)bidding requirements, if related to bidding 2)Owner-contractor agreement, if related to contractual matters 3)Supplementary Conditions, if it modifies the general conditions 4)Division 1 (general requirements) of the specifications in the project manual |
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Negotiated contract |
the owner selects a contractor to do the work and then has the contractor look at drawings and work up a price quote |
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Bid Contract |
the drawings and specifications are completed by the designer and then sent to several general contractors who bid on the work defined by the contract documents. The owner then selects a contractor based on cost, experience, schedule and other criteria. Competitive bidding usually resutls in lowest cost. |
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Prequalification of bidders |
the purpose is to select only those contractors who meet certain standards of reliability, experience, financial stability and performance |
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Advertising for Bids |
1) Advertise in newspapers and trade journals- states project name and location, gives time and place for receiving bids, conditions for bidding 2) Invitation to bid- to prequalified bidders |
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Substitutions |
conditions under which substitutions will be considered and the procedures for reviewing submissions is defined in the instructions to bidders. Requests must include name of material for which the substitution is submitted, along with complete back-up information about the proposed substitution. The burden of proof rests with the bidders. If approved, the designer issues an addendum to all of the bidders. |
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Alternates |
a request included in the bidding documents asking the contractor to supply a price for some type of variation from the base bid. Allow the owner some flexibility in modifying the cost of a project when the bids are submitted by varying the quantity or quality of protions of the job. add- add to the base bid deduct- reduce the base amount |
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Unit prices |
set costs for certain protions of the work based on individual quantities such as linear feet or square yards of installed material. listed on bid form |
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Addendum |
a written or graphic document issued by the designer before the execution of the contract that modifies or interprets the bidding documents by additions, deletions, clarifications or corrections. Issued during the bidding process before bids are submitted. |
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Prebid Conference |
a meeting with the designer, owner, architect, consultants and bidders during which the bidders ask questions and the designer and owner can emphasize particularly important conditions of the project |
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Evaluation and awarding of the bid |
the owner had the right to reject any or all bids, to reject bids not accompanied by the required bid bond or other documentation, and to reject a bid that is in any way incomplete or irregular. If all the bids exceed the project budget and the owner-designer agreement fixes a limit on construction costs, the owner has 4 options. 1) to rebid 2) to authorize an increase in the construction cost and proceed with the project 3) to work with the designer in revising the scope ot the project to reduce costs 4) to abandon the project |
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Bidding Documents |
usually prepared by the designer using standard forms or forms provided by the owner. Not a legal part of the contract documents -advertisement of invitation to bid -instruction to bidders -bid forms -bid security information -requirements for a preformance bon, if required -requirements for a labor and material payment bond, if required |
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Instructions to bidders |
outline the procedures and requirements that the bidders must follow in submitting bids, how the bids will be considered, and submittals required of the successful bidder. -bidder's representaion (they understand the scope) -bidding documents -substitutions -bidding procedures -consideration of bids -bonds |
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Bid forms |
a standard for on which all the bidders enter the required information to ensure that all bids will be identical in format, making it easier to compare and evaluate them. Bid forms must be signed by someone legally empowered to bind the contractor to the owner in a contract |
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Bid Security |
used to ensure that the successful bidder will enter into a contract with the owner. the form may be a certified check, cashiers check or bid bond. if successful bidder backs out, the bid security may be retained and compensates for the difference between the low bid and next lowest bidders. Amount of the bid security is a fixed price or a % of the bid |
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Performance Bond |
a statement by a surety company that obligates the surety company to complete construction of the project should the contractor default on his or her obligations. The surety company may complete construction by hiring another contractor, or it may simply supply additionsl money to the defaulting contractor to allow construction to proceed. Usually mandatory on public work. Ultimately paid by the owner because it is included in the total amount of the contract price. |
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Labor and Material payment bonds |
quarantees payment for labor and materials by a defaulting contractor (A performance bond does NOT). Usually required along with a performance bond to protect the owner against both types of problems |
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ADA seating |
if fixed or built-in seating or tables are provided in accessib;e public areas, then at least 5%, but not less than 1 table, of the seating areas must be accessible. In assembly with fixed seating, at least 1% of all fixed seats must be aisle seats with no armrests on the aisle side or must have removeable or folding armrests on the aisle side. Wheelchair areas must be an integral part of the overall seating plan and must be provided so people have a choise of asmission prices and sight lines comparable to the general public. Wheelchair areas must adjoin an accessible route that also serves as a means of emergency egress. |
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Basic elements of a contract |
a contract is a bargain between 2 or more parties who agree to exchange something each desires to obtain. In a legal sense, there are 2 parts of a contract: 1) an offer by a party 2) an acceptance by the other party. Every contact (written or oral) must have both of these to be valid. |
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Contracts include |
1) parties to the contract and date 2) scope of work and designer's responsibilities 3) purchasing agreements, if any 4) method of payment 5) reimburseable expenses 6) extra services 7) responsibilities of the client 8) ownership of documents 9) provisions for arbitration 10) termination of the contract 11) signatures |
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Parties to the contract and date |
the full legal name of both parties must be clearly stated along with their addresses and the date of the contract. You must be sure that the person signing the contract had the legal authority to do so. |
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Scope of work and designer's responsibilities |
scope of work describes th exact amount of work the designer promises to do (including actual area of work and detailed description of services). Scope of work may be divided into common phases such as schematic design, design development and construction and each phase subdivided in more detail. it is also acceptable to itemize those services that are specifically NOT going to be provided. |
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Purchasing agreements (if any) |
if designer is buying furniture and fixtures and reselling them to the client, specifically state the desingner's responsibilities as well as the client's payment, acceptance, rejection of damaged goods, payment of delivery and installation costs, deposits and methods of purchasing |
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method of payment |
how much the client will be charged for services and how services will be paid for: fixed fee, multiple of direct personnel expense, % of project cost, cost per unit area. Contract should clearly define when payment is to be made and include payment due dates and any provision for late payments. |
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reimbursable expenses |
costs that are not part of professional services but are necessary to complete the project: travel, long-distance telephone calls, reproduction costs, postage. Fees for consultants (ex. MEP) may be included here or with methods of compensation. |
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Extra services |
it is common for the client to request extra work once project begins: studying more design options, expanding the area of the job, specifying additional furniture, requiring a longer time commitment due to delays. |
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Responsiblities of the client |
most projects require the client perform certain actions or provide necessary information for job to be completed: buying and arranging for moving of client-supplied equipment, arranging for space to receive furniture delivered to the job site, providing as-built drawings, timely completion of any action by the client that is required to maintain the schedule |
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Ownership of documents |
the designer retains the rights of ownership to the documents and that they are only used to complete the specific project for which they were developed. Client may not reuse the documents to build other job without permission of and adequate compensation to the designer. Copyright notice often placed on drawings. |
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Provisions for arbitration |
because disputes othen arise, arbitration is often more desirable than taking disagreements to court because it is generally faster and less costly. |
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Termination of contract |
a termination clause gives both designer and client the right to quit the contract upon giving adequate written notice, usually at least seven days. If the contract is terminated by the client through no fault of the designer, the designer must be compensated for work performed up to the time of termination. A contract can be terminated without such a clause if both parties agree to it in writing. |
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Signatures |
To be legally valid, the contract needs to be signed only by the client, the person accepting the offer of the contract. However, it is better if both designer and client sign the agreement and date it. |
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Scope of Basic Interior Design Services |
A. Programming B Schematic Design C. Design Development D. Contract Documents E. Bidding F. Contract Administration and Designer's Responsibilities G. Purchase Orders |
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Programming |
During this phase, the designer consults with the owner to develop the applicable requirements of the project, study the feasibility of meeting the requirements within the constraints of the owner's budget and the building in which the project is to be located. This information and analysis are documented in a written program. |
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Schematic Design |
Based on approved written program, the designer prepares diagrams showing the general functional relationships required by the project. Designer develops preliminary space allocation plans showing partitions, furnishings and other pertinent planning ideas. Designer also prepares studies to establish the design concept (materials, furniture, finishes). Prepares preliminary project cost based on design concept and similar projects (scope, quality). The designer is NOT responsible for final project cost. |
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Design Development |
Designer refines the approved schematic design work so that the size, scope and character of the project are generally fixed. Drawings, boards, samples, etc are presented to client for approval or modification before work on the contract documents phase is commenced. DD drawings include detailed plans, furniture and fixture layout, lighting design, sketches of special built-in cabinetry and furniture and elevations or 3D drawings and outline of construction specifications. At the end of this phase, the designer submits another statement of probable project cost for approval reflecting the changes and specific decisions made since ED phase. |
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Contract Documents |
Based on approved DD submissions, the designer is responsible for preparing detailed drawings, specifications and other documents required to have the project constructed. Interior construction is contracted differently than furniture and equipment. Designer should advise client of any adjustments or changes to the previous statements of probable project cost based on changes in the scope of work during document preparation. |
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Bidding (tendering) |
Designer must assist owner in preparing bidding documents, necesary procurement forms, conditions of the contracts, and forms of agreement between the owner and contractor. Designer assists the owner in obtaining bids (or negotiated proposals, if project is not bid) and evaluating the bids. Notice- the designer's responsibility is to ASSIST the owner NOT to preform all this work alone |
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Contract Administration and Designer Responsiblities |
Designer- a representative of owner and advises/consults with the owner during the CA phase and has the authority to act on behalf of owner, but only to the extent provided in contract documents. The Designer assists in coordinating schedules for delivery and installation, keeps the owner informed and guards against defects and deficiencies in the work to determine progress and quality of work. Determines amounts owed to contractors and suppliers based on site visits and evaluation of the contractors applications for payment. The Designer issues certificates for payment (usually monthly) and is considered the interpreter of the requirements of the contract documents and be an impartial judge of performance by the owner and contractors. Designer decisions concerning aesthetic judgements are final if they are consistent with the intent of contrast documents. Designer reviews contractor submittals (shop drawings and samples), prepares change orders, may order minor changes in work not invloving change in contract sum or extension of schedule. Review of shop drawings is only for conformance with design concept when job is complete. Designer reviews final state of construction and final placement of all items, inspects for damage, and determines if all work has been supplied, delivered, installed according to the contact documents. |
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Designer is NOT responsible for |
neglect or malfeasance of any of any of the contractor of suppliers to meet their schedules or perform their contractual requirements. Required to make exhaustive or continual inspections, the means, methods, techniques, sequences or procedures of construction. Fabrication, procurement, shipment, deliver or installation of construction or furnishings. Job site safety or for acts or omissions of the contractors, subcontractors or suppliers. Accuracy and completeness of dimensions, details, quantities and other aspects of the shop drawings. Receipt, inspection, and acceptance on behalf of owner of FF&E at time of delivery and installation. Designer is NOT authorized to stop the work, reject nonconforming work or terminate the work on behalf of the owner. Designer can recommend to the owner that nonconforming work be rejected. |
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Purchase Order |
when the designer buys goods or services for the owner, either as a reseller or agent, a purchase order is issued. Info given: Buyer's name and address, vendor's name and address, purchase order number, quantity, description and price of items, shipping and billing address. It is used as accounting devices to track the status of ordered goods and services and serve as basis for billing the client. |
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Additional Services |
providing site evaluations or comparative studies of prospective sites, providing services for future facilities not intended to be completed during CA phase, investigation of existing conditions or development of meausred drawings, services for tenant or rental spaces, making revisions to drawings and specs after approval and preparation of construction drawings, making inventories, surveys or detailed appraisals of existing facilities or furniture, providing services made necessary by default or contractor, supplier or owner, providing services relating to work or contractor after issuance to owner of final certificate for payment, preparing to or serving as an expert witness, providing services of consultants for structural, or MEP, purchasing furniture, furnishings or equipment with funds provided by owner (this is sometimes provided as basic service), providing services for design/selection of graphics and signage, providing services for procurement of art. |
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Owner's Responsibilities |
must furnish full info reguarding requirements of the project, including a budget with contingencies, must furnish all legal, accounting and insurance counseling services and any required lab tests, inspections and reports required by contract documents, must provide suitable space for receipt, inspection and storage of materials and equipment used on the job. responsible for removal or relocation of existing facilities, furniture and equipment, u.n.o. Must designate, when necessary, a representative who has the authority to act in the owner's behalf, must render decisions in a timely manner to avoid delaying the job, if designer is purchasing furniture and equipment for the job, owner must maintain working funds to use for such purchases. |
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project cost |
the total cost or estimated cost to owner of all components of the project, including: items designed or specified by designer, labor and materials, furniture and equipment, resonable allowance for contractor's overhead and profit, costs of managing or supervising construction and installation. DO NOT include: professional fees of designer or consultants, financing costs, other costs that are responsibility of owner. |
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important provision |
language concerning project cost is that the designer DOES NOT warrant that bids or negotiated costs will not vary from the owner's budget or form any estimate prepared by the designer |
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AIA/ASID agreement |
specifically states that no fixed limit of project cost be estabilished as a condition of the agreement unless agreed to in writting by both parties. In this case ONLY, if the lowest bid exceeds that limit, is the designer obligated to modity the drawings and specs at no additional charge to reduce the project cost |
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If lowest bid exceeds project budget |
the owner has 4 options: 1) the owner can give written approval of an increase in the budget 2) the owner can authorize rebidding or renegotiating or project 3) the owner can abandon the project 4) if a fixed limit of project cost, the owner can have designer modify drawings and specs without charge to reduce project cost 4b) owner may also work with designer to reduce scope of project (for a charge) |
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Professional Fees |
1) those that are based only on professional services 2) those based on retail method of reselling furniture and fixtures. 5 methods of determining fees based on professional services 1) fixed fee 2) hourly rate 3) % of project cost 4) area fee 5) retail method |
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Fixed Fee |
a fixed sum of money that the client will pay to designer for specific set of services (usually monthly). Designer must accurately estimate all costs and allow for a profit. Fee must include salary costs of employees, customary benefits of employees, taxes |
