Early occupancy

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Author Message Karen L. Zaterman, CDT, LEED-AP Senior Member Username: kittiz Post Number: 46 Registered: 10-2005 Posted on Monday, February 04, 2008 - 08:34 pm:    I need some advise. I have a project that involves multiple phases, involving both specific sitework and buildings. One of the buildings will be occupied sooner than the other phases. The most logical place to address this to me seems to be in 01 10 00 Summary of Work... or would you cover this under 01 77 00 Closeout Requirements? I'm considering these: 01 14 00 Work Restrictions 01 14 16 Coordination with Occupants 01 14 19 Use of Site What do you all think? Ronald L. Geren, AIA, CSI, CCS, CCCA, SCIP Senior Member Username: specman Post Number: 620 Registered: 03-2003 Posted on Monday, February 04, 2008 - 08:43 pm:    01 11 00 "Summary of Work" is the best location. Anonymous   Posted on Monday, February 04, 2008 - 09:09 pm:    OT - I worked on a project many years ago that was multi-phase, multi bldg. with multi permits; the very shrewd Contractor included a line in his contract that the time schedule would not begin until all permits were received. The Architect & Owner missed this and the Contractor was able to gain many months for free....obviously the Owner was surprised when he tried to instill liquidated damages on the job that was many months behind schedule. Karen L. Zaterman, CDT, LEED-AP Senior Member Username: kittiz Post Number: 47 Registered: 10-2005 Posted on Monday, February 04, 2008 - 10:53 pm:    Thanks, Ron! Anne Whitacre, FCSI CCS Senior Member Username: awhitacre Post Number: 716 Registered: 07-2002 Posted on Tuesday, February 05, 2008 - 12:36 pm:    its definitely a summary of work issue, but its also a contract issue. when earlier occupancy is required of a portion of the project, it often impacts access to the project site for the other portions of the work. in some cases, the Owner doesn't really understand "acceptance" and will niggle the contractor to death with miscellaneous demands for repair and correction. (since the contractor is on site, after all). the summary of work section has a very specific location for multiple contracts and/or multiple deadlines and schedules. Ralph Liebing, RA, CSI Senior Member Username: rliebing Post Number: 786 Registered: 02-2003 Posted on Tuesday, February 05, 2008 - 01:11 pm:    In a related issue, it is important the building code and other safety issues and facilities be correct,and maintained so, for the protection of those who occupy the early-completed faciltiies. Exits, exit routes, lighting, blockage of same, etc. can become issues; as can inadvertant access to unfinished areas [mistaken exit routes in a panic situations]; also location of equipment, excavations, and other ancillary in-progress construction items that can adversely impact occupancy and usage. Assumption that things are OK, or the proverbial "temporary" situations must be strictly controlled. This is a "fruit salad" situation [i.e, apples and oranges, etc.] John Regener, AIA, CCS, CCCA, CSI, SCIP Senior Member Username: john_regener Post Number: 370 Registered: 04-2002 Posted on Wednesday, February 06, 2008 - 02:05 am:    I never write a "Summary of the Work" Section. I write a "Summary of the Project" Section. Even what seems to be a simple project has complications and "work (results)" that are not part of the construction contract yet need to be recognized by the design and construction teams. One of the most elaborate examples of a "Summary of the Project" I have seen is a matrix developed by Marriott for hotel projects. It identifies EVERYTHING necessary to make an operational hotel and who is responsible for what. It goes from the building structure down to the linens and dishes on the table in the restaurant. The key issue is, what does the Contractor under the building construction contract need to know and do to accommodate the FF&E and other, separate contracts such as signage and graphics, telecommunications systems, office equipment, etc.? By identifying responsibilities for the (General) Contractor to assume for coordination and construction management, there can be a line item in the schedule of values. That is, the Contractor can charge for the service and the Contractor can be held accountable that the tasks are performed. It is not easy to get a Summary of the Project out of the Architect. It means planning and programming the project design and documentation processes. It is also where the spec writer gets surprised by tasks (additional services?) that crop up at the last moment. One would think that the Architect would have a clear understanding of what the scope of the project is and also what the scope of work under the construction contract is.