ᐅ Building without detailed execution plans – experiences on whether this is feasible?
Created on: 5 Oct 2018 17:23
A
andiro
We had our single-family house planned by an architect up to the building permit stage (design phase 4 included), and the structural engineering is still in progress.
My wife’s aunt (a civil engineer specialized in building construction, retired for about 5 years) has offered to take on the construction management, meaning she would be responsible starting after the design phase, once the permit, structural engineering, and soil report are completed.
The architect has now pointed us to the detailed construction drawings (design phase 5), which would then be prepared by the construction manager.
However, the construction manager says she doesn’t need these drawings and plans to coordinate and clarify everything directly with the various contractors.
The architect says she could still take on the detailed construction planning for a five-figure fee and believes that the approach our construction manager wants to take could lead to problems.
So far, due to numerous delays, we have not been completely satisfied with the architect.
Has anyone here managed a construction project successfully without detailed construction drawings, or is this even possible and workable?
I would be very grateful for any constructive input...
My wife’s aunt (a civil engineer specialized in building construction, retired for about 5 years) has offered to take on the construction management, meaning she would be responsible starting after the design phase, once the permit, structural engineering, and soil report are completed.
The architect has now pointed us to the detailed construction drawings (design phase 5), which would then be prepared by the construction manager.
However, the construction manager says she doesn’t need these drawings and plans to coordinate and clarify everything directly with the various contractors.
The architect says she could still take on the detailed construction planning for a five-figure fee and believes that the approach our construction manager wants to take could lead to problems.
So far, due to numerous delays, we have not been completely satisfied with the architect.
Has anyone here managed a construction project successfully without detailed construction drawings, or is this even possible and workable?
I would be very grateful for any constructive input...
Zaba12 schrieb:
Is Hotzi building without detailed construction plans?I think so… someone here was without them.
T
Traumfaenger5 Oct 2018 22:20Zaba12 schrieb:
Is Hotzi building without a detailed construction plan? He definitely has a detailed construction plan! It might have been incomplete, incorrect, or misleading in some areas, but of course he requested a detailed construction plan—he’s not reckless!PS: And I definitely wouldn’t do without one unless you’re building a standard cookie-cutter house for the 500th time and don’t care much about how it’s executed.
Traumfaenger schrieb:
He definitely has a construction plan! It may have been incomplete, incorrect, or misleading in some areas, but This almost sounds like saying, "apart from wheels and an engine, this car has everything." How poor must a document management system be if it’s even possible to derive construction plans from an outdated design drawing? The currency of a master document is crucial to determine whether it is still allowed to be “propagated.” It must also be coordinated who is authorized to distribute documents. Here, the client (!) was tasked with forwarding an outdated (!) plan to the energy provider. Regarding the ceiling penetrations, the error was “merely” that they were not mandatory reading for the contractors.
The three fundamental pillars of a construction plan are:
1) Accuracy.
It must reflect the current status of decisions.
2) Clarity.
Simply specifying a parapet or knee wall height “to the centimeter” but “merely” omitting whether this measurement is before or after finishes is worthless.
3) Attention.
A construction plan is only as valuable as the extent to which it is actually read.
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https://www.linkedin.com/company/bauen-jetzt/
T
Traumfaenger6 Oct 2018 00:50It seems that a construction project can be so complex that mistakes happen everywhere. Our house was, against our wishes, fully faced with brickwork in the detailed planning stage, and the entire floor was covered with hardwood flooring, including the kitchen and garage (probably the first garage with underfloor heating and hardwood flooring). In the end, a homeowner must read the detailed construction plan very carefully before approving it, but some details are not immediately obvious to a layperson, and then disaster unfolds... like with the robber. Once you’ve built a house, you understand the saying that "the first house is built for the enemy," and so on. The learning curve is incredibly steep when building, especially when you move significantly away from the standard...
We only had a small version of a detailed construction plan. In my opinion, what was included was worth every cent.
In particular, all ceiling outlets and riser shafts were combined in the plan—the separate plans came from the plumbing company and the electrician. And this was done BEFORE the final structural engineering. (A heating circuit valve and riser shaft in the load-bearing wall led the structural engineer to add a reinforced concrete column.)
I would advise anyone to include as much as possible in the detailed plan when it comes to aspects they will not manage themselves. For example, since we did the piping ourselves, including outlets in the overall plan would have been overkill; we even adapted the electrician’s plans on-site in some rooms at short notice… On the other hand, spots and outlets were included in the plan beforehand because we had prefabricated ceiling panels.
We decided on-site how deep exactly the windows should be set into the reveal.
The overhang of the window sills beyond the plastered wall was also decided on-site.
I think it’s important to ask yourself: are you the type to want to be involved in every decision?
Having a guardian handle things for you will only relieve you up to the point where she doesn’t have to come back to you to clarify decisions.
The most extreme example from my circle of acquaintances: the exact size of the window openings and sill heights was only decided shortly before the bricklaying work began. Do you leave such decisions entirely to your guardian? Or should she call you every time there’s a question about the look of details or the position of switches, etc.? The latter usually happens at short notice and increases stress levels significantly!
In particular, all ceiling outlets and riser shafts were combined in the plan—the separate plans came from the plumbing company and the electrician. And this was done BEFORE the final structural engineering. (A heating circuit valve and riser shaft in the load-bearing wall led the structural engineer to add a reinforced concrete column.)
I would advise anyone to include as much as possible in the detailed plan when it comes to aspects they will not manage themselves. For example, since we did the piping ourselves, including outlets in the overall plan would have been overkill; we even adapted the electrician’s plans on-site in some rooms at short notice… On the other hand, spots and outlets were included in the plan beforehand because we had prefabricated ceiling panels.
We decided on-site how deep exactly the windows should be set into the reveal.
The overhang of the window sills beyond the plastered wall was also decided on-site.
I think it’s important to ask yourself: are you the type to want to be involved in every decision?
Having a guardian handle things for you will only relieve you up to the point where she doesn’t have to come back to you to clarify decisions.
The most extreme example from my circle of acquaintances: the exact size of the window openings and sill heights was only decided shortly before the bricklaying work began. Do you leave such decisions entirely to your guardian? Or should she call you every time there’s a question about the look of details or the position of switches, etc.? The latter usually happens at short notice and increases stress levels significantly!
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