SPP DOC 204

SPP Doc. 204

Standards of Professional Practice for Fulltime Supervision Services.

Fulltime Supervision Services

Professional services related to full-time inspection, supervision, and delivery support at the project site during construction.

Rationale of SPP 204

SPP 204a explains the need for construction supervision support, especially when projects become too complex for limited inspection only.

Four principal members in the design and building construction process

The owner, the architect and his specialist consultants, the contractor, and the individual or group assisting in supervision and delivery of the work.

Owner

The party who orders the implementation of a project.

Architect and specialist consultants

The professionals who render plan and design services and limited inspection work.

Contractor

The party who performs the construction work.

Construction supervision assistants

The individual or group of individuals who assist in the supervision and delivery of construction work.

AiCC.Architect-in-Charge of Construction;

the architect directly and professionally responsible and liable for construction supervision of the project.

Architect-in-Charge of Construction

The architect directly and professionally responsible and liable for the construction supervision of the project.

Clerk-of-Works

Traditional term for the construction inspector who assisted the architect when projects were still manageable in size.

Construction inspector

A person assisting the architect by inspecting work at the project site; traditionally called Clerk-of-Works.

Construction Supervision Group

A group that performs full-time inspection at the project site when projects become more complex.

CSG. Construction Supervision Group;

normally recommended by the Architect based on performance and hired by the Owner.

CSG accountability

The Construction Supervision Group is answerable to both the Owner and the Architect.

Need for CSG

As projects become more complex, a construction supervision group becomes necessary to conduct full-time inspection at the project site.

Scope of Services under SPP 204a

Includes quality control, evaluation of construction work, preparation of daily inspection reports, and filing of documents.

Quality Control

A scope of fulltime supervision services concerned with checking whether construction work conforms to required standards and documents.

Evaluation of Construction Work

A scope of fulltime supervision services involving assessment of the construction work performed at the project site.

Daily Inspection Reports

Reports prepared to record the daily observations, activities, and conditions of construction work at the project site.

Filing of Documents

A scope of fulltime supervision services involving organized keeping and management of project supervision records.

Manner of Providing Services

SPP 204a allows fulltime supervision services to be provided either in dual capacity or as consulting architect/CSG only.

Dual capacity

Working both as Architect-of-Record and as Consulting Architect for fulltime supervision services, or as the Construction Supervision Group.

AoR

Architect-of-Record; the architect officially responsible for the architectural drawings and documents of the project.

Architect-of-Record

The architect who is in a better position to interpret his own drawings and documents and assure conformity by the Contractor.

Consulting Architect for fulltime supervision

An architect engaged to provide fulltime supervision services only, or to work as the Construction Supervision Group.

Why the AoR is suited for fulltime supervision

The AoR can better interpret his own drawings and documents and help assure contractor conformity.

Method of Compensation

The ways by which fulltime supervision services may be paid or compensated.

Methods of Compensation under SPP 204a

Percentage of PCC, Multiple of Direct Personnel Expenses, Professional Fee Plus Expenses, Lump Sum, Per Diem/Honorarium Plus Reimbursable Expenses, and Mixed Methods of Compensation.

Percentage of PCC

A compensation method based on a percentage of the Project Construction Cost.

PCC

Project Construction Cost; the construction cost used as a basis for percentage-based professional fees.

Multiple of Direct Personnel Expenses

A compensation method based on technical personnel time and rates, multiplied to cover overhead and profit.

MDPE

Multiple of Direct Personnel Expenses; a method used to compute compensation from direct personnel expenses plus a multiplier.

Professional Fee Plus Expenses

A compensation method combining a professional fee with reimbursable expenses.

Lump Sum

A fixed-fee method of compensation agreed upon for the service.

Per Diem/Honorarium Plus Reimbursable Expenses

A compensation method based on daily or honorarium payment plus reimbursable expenses.

Mixed Methods of Compensation

Use of more than one compensation method when appropriate for the project.

1979 UAP Documents

Older UAP documents referenced in the presentation for compensation of the Architect as full-time supervisor.

1979 UAP percentage fee method

A fee of 1% to 1.5% of the Project Construction Cost for the Architect as full-time supervisor.

1979 UAP MDPE method

A method where fulltime supervision compensation may be based on Multiple of Direct Personnel Expenses.

Limitation of Authority

Rules defining what the Construction Supervision Group is not authorized to assume or decide.

CSG limitation on contractor's superintendent

The CSG shall not assume the responsibility of the contractor's project superintendent.

Contractor's project superintendent

The person responsible for managing the contractor's work on site; this role is not assumed by the CSG.

CSG limitation on AoR decisions

The CSG shall not make decisions on matters that are the sole responsibility of the Architect-of-Record.

Sole responsibility of the AoR

Matters that must be decided by the Architect-of-Record and not by the Construction Supervision Group.

Legal Responsibility

The section explaining possible responsibilities and liabilities of the CSG in relation to the Owner, AoR, EoRs, and Contractor.

CSG responsibility to the Owner

The CSG is responsible to the Owner only for administrative matters.

CSG responsibility for technical matters

For technical matters, the CSG is responsible to the Architect-of-Record.

Administrative matters

Matters for which the CSG is responsible to the Owner under SPP 204a.

Technical matters

Matters for which the CSG is responsible to the Architect-of-Record under SPP 204a.

Article 1723 of the Civil Code

A legal reference stating that design responsibility belongs to the Architect-of-Record and Engineers-of-Record, while construction responsibility belongs to the Contractor.

AoR - design responsibility

Architect-of-Record; responsible for the architectural design and related documents of the project.

EoR

Engineer-of-Record; responsible for the engineering design and related documents of the project.

Contractor's construction responsibility

The Contractor is responsible for the construction of the project.

CSG and Article 1723

Under Article 1723, the CSG may appear not to have legal responsibility because design and construction responsibilities belong to the AoR/EoRs and Contractor respectively.

Service contract/agreement

A contract between the CSG and the Owner that may stipulate certain professional responsibilities and civil liabilities of the CSG.

CSG civil liability through contract

A service contract may impose professional responsibilities and civil liabilities on the CSG, especially if it reviews, evaluates, or interprets contract documents during construction.

Review of Contract Documents

An activity that may expose the CSG to stipulated responsibilities and liabilities if included in the service contract.

Evaluation and interpretation during construction

CSG activities that may create professional responsibilities and civil liabilities if covered by the service contract.

Cross claim against the CSG

A claim that the AoR or EoRs may file against the CSG if acts traceable to the CSG contribute to civil liability issues.

When AoR and EoRs may file cross claims

If the owner sues the AoR, EoRs, and contractor for civil liabilities due to acts traceable to the CSG, the AoR and EoRs may file cross claims against the CSG.

Qualifications of CSG inspectors

CSG inspectors must have a Bachelor of Science in Architecture degree and extensive experience in design and building construction.

B.S. Arch.

Bachelor of Science in Architecture; required degree for inspectors of the Construction Supervision Group.

Experience requirement for CSG inspectors

Inspectors must have extensive experience in design and building construction and be very knowledgeable in building materials and construction detailing.

Knowledge requirement for CSG inspectors

CSG inspectors must be very knowledgeable in building materials and construction detailing.

Building materials knowledge

A required competency for CSG inspectors to properly inspect and evaluate construction work.

Construction detailing knowledge

A required competency for CSG inspectors to understand how building components should be constructed and checked on site.

Full-time inspection

Continuous inspection work at the project site, usually needed for complex projects.

Limited inspection work

Inspection work rendered by the architect and specialist consultants as part of plan and design services, distinct from full-time supervision.

Supervision and delivery of work

Assistance provided by individuals or a group to help monitor, report, and support the progress and proper delivery of construction work.

Construction Management Services

Services instituted to address the increasing complexity of construction projects by supporting more effective cost control and faster project implementation.

Rationale for Construction Management Services

Construction projects have become more complex, creating an upward demand for improved cost control and faster project implementation.

Construction Manager (CM)

A member of the owner's staff, an independent individual, or a firm hired by the owner to manage the construction of a particular project.

CM as Owner's Staff

One possible form of Construction Manager where the CM is part of the owner's own staff.

CM as Independent Individual

One possible form of Construction Manager where an independent person is engaged to manage the construction project.

CM as Hired Firm

One possible form of Construction Manager where a firm is hired by the owner to manage construction of a particular project.

Architect as Construction Manager

The Architect may serve as the Construction Manager because training in coordinating various specialties allows the Architect to supervise and monitor construction activities.

CM Monitoring Role

The CM helps assure proper monitoring of construction activities with regard to quality, workmanship, and cost.

Responsibilities of the CM

The Construction Manager's responsibilities include functions of the Construction Supervision Group: coordination and supervision, cost and time control, quality control of work, and keeping of records.

Construction Supervision Group (CSG)

A group whose functions may be included in the Construction Manager's responsibilities, such as supervision, quality control, cost/time control, and record keeping.

Coordination and Supervision

A CM responsibility involving coordination of construction activities and supervision of work-related processes.

Cost and Time Control

A CM responsibility focused on controlling project cost and construction schedule or time implementation.

Quality Control of Work

A CM responsibility focused on monitoring the quality of construction work.

Keeping of Records

A CM responsibility involving proper documentation and maintenance of construction records.

Hiring the CSG

The Construction Manager may hire the CSG under the CM's employ or supervise the CSG hired directly by the Owner.

CM-Employed CSG

A setup where the Construction Manager hires the Construction Supervision Group under the CM's own employ.

Owner-Hired CSG

A setup where the Construction Supervision Group is hired directly by the Owner but supervised by the Construction Manager.

Limitation of Authority

The Construction Manager has restrictions on actions that would make the CM assume contractor liability or impair the Architect's design concept.

CM and Contractor's Liability

The CM shall not involve himself directly with the Contractor's work in a way that may be construed as assuming the Contractor's liability under Article 1723 of the Civil Code.

Article 1723 of the Civil Code

Referenced in SPP 204B as the basis for avoiding CM actions that may be construed as assuming the Contractor's liability.

CM and Contractor's Work

The CM must not directly involve himself in the Contractor's work in a way that shifts or implies contractor liability to the CM.

CM and Construction Methods

The CM shall not impose methods, systems, or designs that substantially affect the construction schedule or impair the Architect's design concept.

CM and Design Concept

The CM must avoid actions that impair the design concept of the Architect.

Legal Responsibility of Architect as CM

The Architect acting as CM is directly responsible to the Owner for programming, coordination, quality and cost control, and time management in the construction work.

Programming Responsibility

As CM, the Architect is responsible to the Owner for programming aspects of the construction work.

Coordination Responsibility

As CM, the Architect is responsible to the Owner for coordination aspects of the construction work.

Quality Control Responsibility

As CM, the Architect is responsible to the Owner for quality control in construction work.

Cost Control Responsibility

As CM, the Architect is responsible to the Owner for cost control in construction work.

Time Management Responsibility

As CM, the Architect is responsible to the Owner for time management in construction work.

CM No-Liability Condition: Design Deficiencies

The CM assumes no liability for equipment failure or building collapse due to deficiencies in plan or design, provided the CM did not participate in plan/design review and approval.