A Constructability Review is Compatible with New State Funding Procedures
By Chuck Wing
A recent paradigm shift in the way that OPSC funds the planning and construction process has brought increased attention to the practice of Constructability Reviews. This shift will likely bring a significant change to the planning methodology employed by school districts across the state as they look to the potential of a successful State bond election for funding facilities development. Thus, it is an opportune time to assess the role of Constructability Reviews in the planning process.
School districts seeking to build or modernize facilities from newly obtained State bond funds will discover significant changes brought about by amendments to the Education Code in 1998. One significant change is that OPSC will no longer reimburse districts for change orders incurred during a project. Formerly, districts could receive reimbursements up to 10% of the total project cost for change orders submitted after the completion of the project.
Carol Shellenberger, special assistant to the Interim Executive Officer of OPSC, points to the 1998 change in the Education Code that eliminated the automatic reimbursement for change orders. "Instead of reimbursement for change orders, the state now allows 50% matching funds for school construction." These matching funds may be used to offset the cost of a constructability review.
Districts may request that architects provide a constructability review as a part of their services, or they may seek an independent third party review of plans. Optimally, the school district, architect and the third party doing the review should work in partnership to ensure the efficiency, bidability, and buildability of the project and the plans.
What is the purpose of a Constructability Review?
A constructability review is a comprehensive analysis of all related factors to the feasibility of a project. The purpose of the review is to determine the final cost of a project before it begins by providing accurate scope and specifications, thus bidability, to the project. In addition, detailed plans and specifications help avoid the time delays from excessive RFI's and change orders once the project is underway.
Mahendra Mehta, S.E. from DSA suggests that "a constructability review by those with a knowledge of cost and construction industry practices has significant value in ensuring the plans and specifications developed by an architect are efficient and buildable." He suggests that school districts may want to use "an experienced building inspector, in whom they have confidence" to assist them with a constructability review during the design process. He also suggests that a constructability review should be a collaborative effort between the school district, architect, the party completing the review, and DSA. To this end, DSA offers pre-design meetings to provide guidance to school districts preparing for construction. He also recommends that a constructability review be completed prior, instead of after, submitting plans to DSA back check. This timing minimizes redundancy and time delays since DSA must review and approve all changes that occur as a result of a constructability review.
Is a Constructability Review cost effective?
The State has chosen a pro-active method for saving money on school construction costs. Previously, on a 40 million-dollar high school the state would have reimbursed up to 4 million dollars in change orders. Under the new guidelines, a constructability review costing $100,000. would be 50% reimbursable. If the constructability review is effective in eliminating hidden costs, change orders and time delays, the overall cost savings on the project to the district will be significant.
When is a constructability review necessary?
Virtually every project can benefit from a constructability review. Determining the scope of the review is essential for each project. Ken Doyle, Facilities Director, Rim of the World Unified School District believes that each school district needs a solid set of construction documents (plans and specifications) for each and every project to protect their interest. "Some school districts falsely assume that their architect, general contractor or the state has responsibility for the risk (cost and time) involved in completing their project." He further cautions however, "that districts and parties conducting a constructability review must not take away the role and responsibility that properly belongs to the architect." He concurs with the notion that a constructability review is most effective when completed in the early stages of the project planning process and that it should be a collaborative effort from all participants.
Anthony DePaola, CSI of tBP/Architecture had the following comments about the value of a constructability review: "A modern educational facility requires the architect to coordinate information from a variety of consultants that must meet stringent local, state and federal guidelines. The architect therefore must have a strong quality control system to coordinate the documents. An additional careful review of the documents ensures that coordination items that are sometimes overlooked are "caught", thereby saving potential conflict that may lead to costly change orders. A constructability review performed by competent checkers has the potential of major cost savings to a project."
What are the components of a constructability review?
Each of the following components represents a significant potential cost or time factor in a project that should be addressed before the beginning of construction. As you contemplate your next project it will be beneficial to consider each of the planning and development tasks listed below and determine who on your team is responsible for accomplishing them.
- Review Property Title Report Documents
- Review Mitigation Monitoring Program for Mitigative Negative Declaration
- Review Environmental Impact Report and CEQA Documents Including Seismic and Fault Hazard
- Review Phase 1 or DTSC Report
- Review Storm Water Pollution Permit Plan
- Review Soils Report and Recommendations
- Review Off Site Utilities and Accessibility
- Review the DSA Plan Check Comments
- Review the Districts Comments
- Cal/OSHA Title 8, Energy Conservation Standards Regulations, ADA and other applicable codes and regulations
Establish a written Schedule to complete:
- Interdisciplinary Coordination Checks
- Drawing Checks
- Specification Checks
When was the last time you heard about a project that was within budget and on schedule? The State is clearly seeking to provide leadership by encouraging school districts to become more pro-active during the planning process. Mike Vail, Executive Director of Facilities with the Vista Unified School District summed up the topic of constructability reviews this way. "A constructability review simply makes good sense if a project is going to be completed with a minimum of delays and change orders."
By Chuck Wing is with Team Concept Development Services, Inc. in Oceanside, California.
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