Construction 101

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 drawings and specifications.

Once the design is complete, the project proceeds to the Bid stage, where the tender package is sent to contractors for pricing. At the end of the tender period, the general contractor’s 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, marking the start of the Build stage of the project. Throughout the Build Stage, the architect acts as the owner’s representative, and all communication between the general contractor and the owner/engineers flows through the architect. 

As an alternative to the traditional delivery method, in a Design-Build approach, the owner and prime contractor (the Design-Builder) are under 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.

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 receive 80 or more points out of a 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.

Construction companies typically use two types of bins on site: metal recycling bins and general waste bins. By recycling metal offcuts (and existing metals on site, if the project is a renovation), construction companies can divert waste from landfills.

In a Design-Build delivery method, mechanical and electrical consultants can be under contract with either the general contractor or mechanical and electrical subcontractors, rather than under an agreement 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 subcontractor and electrical subcontractor) to have direct input on the building’s design before it is finalized. This allows for cost-saving 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 using various materials. However, the construction of all new buildings follows a similar order of operations:

1. Substructure: This includes the required building excavation and foundation work, as well as the slab on grade.
2. Superstructure: This refers to the structural framework of the building, which can be constructed from steel, wood, concrete, or any combination of these materials.
3. Exterior Envelope: This includes all the exterior finishes, such as metal siding, curtain walls and insulated metal panels. The exterior wall framing, insulation, air/vapour barriers, and exterior door and windows are also part of this.
4. Interior Framing: This refers to all the interior partitions in a building, along with the rough-in work for the mechanical and electrical systems.
5. Interior Finishes: This includes everything from drywall to flooring, millwork, and lighting fixtures.
6. Site works: Depending on the season and weather, this can occur at almost any stage of the project. Included in site works are sidewalks, asphalt, landscaping, and site servicing. 

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.

Green buildings can reduce their energy consumption in several ways. The most common way to reduce energy consumption is to utilize high-efficiency electrical and mechanical systems. In addition to these high-efficiency systems, items such as solar panels, passive heating, and higher R-value building envelopes can also be incorporated into the building’s design to help reduce overall energy consumption.

Solar panels are considered an active system as they convert the sun’s energy into a usable form, in this case, electricity. In contrast, passive systems utilize design, materials, and placement to optimize the sun’s heat or sunlight without requiring energy conversion.

The design costs of a green building are comparable to those of a traditional building. However, depending on the systems incorporated into the building’s design, additional consultants may need to be approached, such as a solar consultant for the design of a photovoltaic (solar) system.

A green building is typically more expensive and complex to build, but the operating costs are lower. However, with the updates to the Energy Code, high-efficiency mechanical/electrical systems, and building-mounted renewable energy sources becoming more readily available, the cost of building green is becoming closer to that of a non-green building.

The Design-Build method is ideal for a wide range of projects, particularly those that are complex, require a high degree of customization, or have tight deadlines. It’s especially beneficial for clients who value a single point of contact and want to minimize their involvement in managing separate design and construction teams.

With Design-Build, pricing is typically developed collaboratively and transparently. Early cost insights from our construction experts are integrated during the design phase, allowing for more accurate budgeting and value engineering. We aim to establish a clear project budget early on, often with a guaranteed maximum price (GMP) once the design is sufficiently developed, giving you financial predictability.

While project timelines vary based on scope, Design-Build generally offers a faster completion time. This is because design and construction phases can overlap significantly, and the integrated team can make decisions and procure materials more efficiently without waiting for separate contracts or approvals from different entities.

Your involvement is crucial and tailored to your preferences. You’ll be highly engaged during the initial design phase to ensure your vision is captured. Once the design is underway and construction begins, our single point of contact simplifies communication, keeping you informed and involved in key decisions, without the burden of coordinating multiple consultants and contractors.

One of the key advantages of Design-Build is its flexibility. Because our design and construction teams are integrated, changes can be reviewed and incorporated much more seamlessly than in traditional models. We work with you to assess the impact of any desired changes on the schedule and budget, providing clear information to inform your decision before proceeding.

Steel is one of the most versatile materials used in construction. It can be used as the structure of the building, exterior cladding, roofing, railings, architectural accents and the like.

To determine the materials that will be used on a construction project, numerous factors must be taken into consideration:

1. Where is the project being constructed?

If the project is taking place in a major city, it is easy to procure most, if not all, types of building materials. However, if it is a remote project, the use of locally available materials may be the only way to make the project feasible.

2. What type of climate is the project in?

This plays a significant role in material selection, as the type of climate is directly related to the required R-value of the wall assemblies, which is determined through the design. 

3. What is the end use of the building?

A building designed for manufacturing that features forklifts being operated inside typically requires much more durable construction materials than those found in an office space.

4. What is the owner’s budget?

The budget is the most crucial factor in selecting building materials, as only materials that fit within the owner’s budget can be chosen.

A curtain wall is a non-structural building facade or envelope typically composed of aluminum and glass. Being a non-structural element, aluminum can be used at a much lower gauge and with larger glazing spans. Because of this ability to have larger glazing openings, curtain walls are perfect for spaces that require as much natural light as possible, such as atriums, lobbies, and office spaces. 

During composite construction, the suspended slab is formed and shored from the underside. After the forming is completed, the reinforcing bar is then placed, and the concrete is poured. Once the concrete has set up and achieved the minimum strength, the forms are stripped and the shoring is removed. This process is then repeated for each consecutive floor.

While steel construction does utilize bracing systems, almost all types of construction require some form of bracing. This can come in the form of both temporary bracing, which is used during framing/building erection and removed before the building is finished, and permanent bracing, which stays in place after the building is complete.

A typical building has a lifespan of 40-50 years; however, through careful design and material selection, buildings can last up to 100 years. 

The number of restrooms required in a building is determined based on the building’s occupancy rating. For example, a building with an occupancy of 1-25 people of each gender will require one male washroom, one female washroom, or two gender-neutral washrooms. Whereas a building with 51-75 people of each gender will require two male and three female washrooms, or five gender neutral washrooms.

In construction, the general contractor is the party responsible for coordinating all construction activities on site and is directly contracted with the owner. To complete all or a portion of the work, the general contractor hires subcontractors, who are specialized contractors focusing on individual aspects of the construction, such as the installation of masonry, structural steel, plumbing, or electrical systems.

The primary financial advantage of Design-Bid-Build is often the transparency and competitiveness in pricing. Because the design is fully completed before contractors bid, you receive proposals based on an exact scope, fostering a highly competitive bidding environment that can lead to more favourable pricing and greater cost certainty upfront.

In the Design-Bid-Build model, any changes or unforeseen issues that arise during construction generally follow a formal change order process. This involves the design team assessing the modification, and the general contractor then pricing the change. While more structured than integrated methods, this process ensures clear documentation and agreement on all adjustments before they are implemented.

While the Design-Bid-Build method typically involves the owner directly contracting with an independent architect, many general contractors, including us, are happy to provide recommendations. We have established relationships with various architectural firms and can suggest professionals whose expertise aligns well with your project’s scope and vision.

Quality assurance in Design-Bid-Build is primarily governed by strict adherence to the detailed drawings and specifications prepared by your architect and engineers. As the general contractor, our responsibility is to construct the project precisely in accordance with these approved plans. Your design team typically also conducts periodic reviews and site visits during construction to ensure compliance with their design intent.

While Design-Bid-Build can technically be used for various projects, its linear nature and the requirement for a complete design package upfront often make it particularly well-suited for larger, more complex new builds or significant renovation projects where a detailed, pre-defined scope is beneficial. For smaller projects, other delivery methods, such as design-build, might offer greater efficiency depending on specific client needs.

Don’t hesitate to get in touch with us for more information.

With Construction Management, you pay the actual costs of materials, labour, and subcontractors, plus a pre-negotiated fee for our management services. In contrast, a fixed-price contract provides one lump sum, where the contractor assumes more risk for cost overruns but typically includes a higher contingency. The CM model offers greater cost transparency and potential savings if actual costs are less than anticipated, as you see exactly where your money is going.

You will receive regular, detailed reports on all project costs, including invoices for materials, labour, and subcontractor payments. We maintain an open-book policy, allowing you to see actual expenditures. Progress updates, schedules, and any potential issues are also communicated frequently, ensuring you are always fully informed.

While our goal in Construction Management is meticulous budget control and proactive cost-saving, if a project faces potential overruns, we work openly with you to identify the causes and explore solutions. Because you pay actual costs, you directly benefit from any savings. If cost increases are unavoidable, we collaborate to find the most cost-effective path forward, often identifying value engineering opportunities to mitigate impacts.

While Johnston Builders, as your Construction Manager, is responsible for the overall coordination, contracting, and management of all subcontractors to ensure project success and quality, we are open to discussing your preferences. Suppose you have specific subcontractors you’d like to propose. In that case, we can evaluate their qualifications and determine how they might integrate into the project’s framework, ensuring they meet our standards for performance, safety, and insurance.

Construction Management helps mitigate risks by bringing construction expertise into the design phase. This early collaboration enables us to identify potential issues, constructability challenges, and cost risks before they become expensive problems during the construction phase. By having a single entity manage both design coordination and construction execution, many common risks associated with miscommunication or uncoordinated efforts in traditional models are significantly reduced.