SPP DOC 205

SPP Doc. 205

Standards of Professional Practice for Post-construction Services.

Post-construction Services

Architectural services provided after construction to support building administration, management, evaluation, operation, and maintenance.

Rationale of Post-construction Services

Building administration and management go beyond maintenance and upkeep; they require professional services for efficient and economical building operation and maintenance.

Building Administration and Management

A post-construction function concerned with the efficient operation, maintenance, and management of a building, facility, or complex.

Multi-disciplinary Professional Requirement

Post-construction services require a professional capable of performing a wide range of functions for efficient and economical building operation and maintenance.

Architect as Building Administrator

The architect may be engaged as the Building Administrator of a commercial, industrial, residential, or institutional building, facility, or complex.

Architect as Property Manager

The architect may be engaged as the Property Manager to maximize the lifespan of the building and help produce maximum economic return.

Building Lifespan Goal

Post-construction services aim to maximize the lifespan of the building through proper administration, operation, and maintenance.

Maximum Economic Return

A goal of building administration/property management where the building is managed to produce the highest possible economic benefit over time.

Scope of Building and Facilities Administration

Includes building maintenance, grounds and landscaping supervision, building equipment maintenance, and business development and management.

Building Maintenance

A post-construction service that ensures the building and its parts are kept in good condition and properly used.

Grounds and Landscaping Supervision

Supervision of landscape contractors and gardeners for the proper watering, pruning, trimming, and maintenance of hardscapes and softscapes.

Building Equipment Maintenance

Assistance to proper third parties to ensure that building equipment is properly maintained and in good working condition.

Business Development and Management

A post-construction function that develops schemes for maximum building occupancy and handles billing of rentals, utilities, and related dues.

Building Maintenance: Good Condition

The administrator sees to it that the building and all its parts are in good condition.

Building Parts Covered by Maintenance

Includes the structure, plumbing, electrical system, partitions, finishes, and other building components.

Building Maintenance Rules

The administrator formulates and enforces rules for the proper use of the building and facility.

Common Areas

Shared building areas whose proper use and cleanliness are monitored under building maintenance.

Exit Areas

Building areas related to exits that must be properly used, maintained, and kept orderly for safety and circulation.

Security Services Monitoring

A building maintenance duty where security services are monitored as part of building administration.

Maintenance and Upkeep Services Monitoring

A duty that includes monitoring cleanliness and upkeep of corridors, lobbies, stairs, common areas, exits, parking areas, and garbage collection.

Corridors, Lobbies, and Stairs

Common circulation areas whose cleanliness and upkeep are monitored under building maintenance.

Parking Areas

Areas monitored under maintenance/upkeep services and grounds supervision to ensure cleanliness, order, and proper use.

Garbage Collection

An upkeep service monitored under building maintenance to support cleanliness and building operation.

Landscape Contractors and Gardeners

Third parties supervised for watering, pruning, trimming, and maintaining the landscape.

Watering, Pruning, and Trimming

Landscape maintenance activities supervised under grounds and landscaping services.

Hardscapes

Non-living landscape elements maintained under grounds and landscaping supervision.

Softscapes

Living landscape elements such as plants and vegetation maintained under grounds and landscaping supervision.

Orderly Entrances

Entrances must be maintained in an orderly condition as part of grounds and landscaping supervision.

Orderly Exits

Exits must be maintained in an orderly condition as part of grounds and landscaping supervision.

Streets, Walkways, and Ramps

Site circulation elements maintained under grounds and landscaping supervision.

Building Equipment

Operational systems and devices in a building that require proper maintenance and good working condition.

Air-conditioning Equipment

An example of building equipment whose maintenance is assisted and monitored under post-construction services.

Sprinkler System

A building equipment system that must be properly maintained and kept in good working condition.

Generators

An example of building equipment requiring proper maintenance and monitoring.

Transformers

Electrical equipment that must be properly maintained and kept in good working condition.

Telecommunications Equipment

Building equipment that must be properly maintained as part of building equipment maintenance.

Third Parties in Equipment Maintenance

Proper third parties are assisted in ensuring that equipment such as air-conditioning, sprinklers, generators, transformers, and telecommunications equipment are maintained.

Maximum Building Occupancy

A business development objective where schemes are created to help attain the highest practical occupancy of the building.

Tenant Billing

A business management duty that includes billing tenants for rentals, utilities, and related dues.

Rentals

Payments billed to tenants under business development and management.

Utilities

Services billed to tenants, such as electricity, water, telephone, cable, and gas.

Related Dues

Additional tenant charges included in business development and management billing.

Post-construction Evaluation

Evaluation of how the completed facility performs after construction compared with the original design program and intended use.

Initial Design Program vs. Actual Use

A post-construction evaluation task comparing the planned design program with the real use of the completed facility.

Effectiveness of Building Systems

A post-construction evaluation concern that determines how well the building systems perform in actual use.

Effectiveness of Material Systems

A post-construction evaluation concern that determines how well the material systems perform in actual use.

Functional Effectiveness Evaluation

Assisting proper third parties in evaluating whether the design and construction process produced a functionally effective facility.

Design Process Evaluation

Part of post-construction evaluation that studies the effectiveness of the design process after facility use.

Construction Process Evaluation

Part of post-construction evaluation that studies the effectiveness of the construction process after facility use.

Defects and Failures

Problems in the building such as shrinkage, water seepage, and other failures that may require study, research, and solutions.

Shrinkage

A building defect or failure that may be studied and addressed during post-construction evaluation.

Water Seepage

A building problem that may be studied and addressed during post-construction evaluation.

Forensic Investigation of Building Systems

The study, research, and solution of defects and failures in a building's systems, referenced in SPP Doc. 203.

Manner of Providing Services: Dual Capacity

The architect may work in a dual capacity as Architect-of-Record and Consulting Architect for post-construction services.

Manner of Providing Services: Consulting Architect Only

The architect may provide post-construction services only as a Consulting Architect.

Architect-of-Record in Post-construction Services

A role the architect may retain while also serving as Consulting Architect for post-construction services.

Consulting Architect for Post-construction Services

A role where the architect provides specialized post-construction advice and services, either alone or with Architect-of-Record responsibilities.

Method of Compensation

Post-construction services may be compensated by a percentage of gross rentals, maintenance and security fees, or by monthly salary/fee.

Percentage of Gross Rentals

A compensation method where the architect's fee is based on a percentage of the building's gross rental income.

Maintenance and Security Fees

Fees that may be included as a basis for percentage-based compensation in post-construction services.

Monthly Salary/Fee

A compensation method where the architect is paid a regular monthly salary or fee for post-construction services.

1979 UAP Docs Compensation

The 1979 UAP Documents state that compensation may be on a salary basis or a management fee based on percentage of gross rentals.

Salary Basis

A method of compensation where the architect is paid a fixed salary for post-construction services.

Management Fee

A compensation method based on a percentage of gross rentals.

Management Fee Rate

Under the 1979 UAP Documents, the management fee rate is from 4% to 6% of gross rentals.

Gross Rentals

The rental income used as the basis for computing a management fee percentage.

Creative Commons License

The presentation is covered by a Creative Commons Attribution-NonCommercial-NoDerivatives 4.0 International license.

Authorship

The presentation identifies Arch. Pedro Santos Jr. as the author of the work.