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Very impressed with the attention to detail through the construction process. Great team at Johnston, trades and leadership group made it happen on time and on budget.
Brian Reed, Construction and Design Manager, Home Hardware Real Estate
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Under a traditional delivery method, the project is typically broken up into three distinct stages: Design-Bid-Build. During the Design stage, the architect and engineers are contracted directly to the owner to complete the project drawing and specifications. Once the design is complete, the project moves into the Bid stage, where the tender package is sent out to contractors for pricing. At the end of the tender period, the general contractor bids are reviewed by the owner and design team. Once the successful contractor is selected, they enter into a CCDC-2 Fixed Price (or similar) contract with the owner starting the Build stage of the project. Throughout the Build Stage, the architect acts as the owners representative and all communication between the general contractor and owner/engineers flows through the architect.
Alternative to the traditional delivery method, in a Design-Build, the owner and prime contractor (Design-Builder) are in a single contract, with the architect and engineers being retained directly by the Design-Builder. After the contract is awarded, the owner then works with the Design-Builder, architect and engineers to complete the project design. During the design process, the Design-Builder will compile Cost Plans at predetermined design-development milestones to ensure the project is still within budget. Once the design is complete, the project may be tendered by the Design-Builder. See our services section for more information.
Commercial buildings can obtain four different levels of LEED Certification. The highest level a building can achieve is a Platinum rating, followed by Gold, Silver and Certified. The level a building achieves is determined through 7 separate categories; Sustainable Sites, Water Efficiency, Energy and Atmosphere, Materials and Resources, Indoor Environmental Quality, Innovation and Design Process and Regional Priority Credits. Through these categories, a building can achieve a maximum of 110 points. To achieve a Platinum rating, a building must be awarded 80 or more points out of the possible 110, Gold requires 60-80 points, Silver 50-60 and the minimum amount of points required for a building to be LEED Certified is 40.
In a Design-Build delivery method, the mechanical and electrical consultants can be under contract with either the general contractor or mechanical and electrical subtrades, rather than under a contract with the Architect as they would be in a traditional delivery method. By doing this, it allows the three major construction entities (general contractor, mechanical subtrade and electrical subtrade) to have direct input on the buildings design before it is finalized. This allows for cost-savings ideas to be incorporated into the drawings at the design-development stage, rather than after a tender has closed.
In a CCDC 5A/CCDC 5B, the owner may retain a General Contractor or an agent to act as the Construction Manager (CM). The Architect can be contracted directly by the owner or the Construction Manager.
Commercial Buildings can be constructed through multiple delivery methods, such as Traditional (Design-Bid-Build), Design-Build and Construction Management, and out of multiple different materials. However, the construction of all new buildings follow a similar order of operations:
Construction companies will typically use two types of bins on site; metal recycling and general waste. By recycling the metal off-cuts (and existing metals on site if the project is a renovation), it allows construction companies to divert waste from landfills.
The most effective way to limit change orders during a construction process is to maximize the amount of details in the IFT (Issued for Tender) and IFC (Issued for Construction) drawing sets.
Another effective way to limit change orders is to conduct face-to-face meetings during the design process. This is especially effective in a Design-Build delivery method as all major parties, from both the design and construction teams are present and can provide input into the design.
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Your entire team is very professional and cooperative. We are extremely pleased that your safety record matches the high standard of our clients.
Dennis McGrath, Lawson Projects
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