Lifecycle of a Project: Construction Drawings
Once the concept boards (including finishes, fixtures, and any other necessary equipment) are presented to the client and we have come to an approved final layout for the project, we move on to creating the construction drawings. This stage is essential since the drawings act as the main communication tool for all contractors and consultants working on the project. Construction drawings are used for three primary purposes: permitting, bidding, and construction.
Our drawing package includes several types of drawings:
The Cover Sheet includes general information about the project, such as the scope of work, project location, project team, etc. This information is required by the DCRA.
Floor plans provide a bird’s eye view of the layout of the house and contain important details that describe areas to be removed or demolished, new work to be constructed, ceiling and lighting plans, as well as electrical and switching locations.
Elevations are a two-dimensional representation of the interior details of the home, showing the cabinetry, finish designations, lighting placement, tile layouts, and location of any other fixtures or appliances.
Enlarged plans and details help to illustrate more complex components of the project such as tile patterns and millwork details.
Schedules and specifications call out detailed information about product specifications including finishes, colors, sizes and any unique customization requirements. Our schedules are also updated in a live spreadsheet that the client and contractor have access to at all times throughout the project.
Permitting the job:
Once the drawings are complete, they are ready to be issued - either for permitting, bidding or construction. When a project requires permitting we either work with an architect or a permit expeditor to lead the process. We follow all permitting guidelines as outlined by the DCRA. The permit review process can take up to 6-8 weeks depending on the type of review required. Once the building permit is approved, construction can begin.
Managing the bidding process:
Before construction begins we encourage our clients to bid out the project to multiple contractors. The contractors will use our construction drawings to quantify materials needed, understand the scope of work for each trade and create an allowance list. HDID will coordinate contractor walk thrus, answer bid questions and analyze bid responses in an apples to apples format. Our role in this piece of the process is to pull apart the estimates to ensure all details are included in the bid.
Construction drawings on the jobsite:
Finally, and perhaps most importantly, the construction drawings are leveraged on the jobsite by the general contractor and their subcontractors. The drawings are usually posted in each space or centrally located in an accessible area for all parties to reference. The drawings act as your insurance policy - the contractor must build the project as specified in the drawings. Conversely, if a requested detail is not in the drawings, the contractor can rightfully issue a change order. This is why accurate drawings are critical on day one of construction.
