WHO/WHAT do You need to Implement your project?
Construction projects are usually technically very demanding and highly complex. For planning a construction project, an investor usually needs several experts and specialists such as architects, structural engineers, building physicists, geologists, etc. Moreover, external institutions such as planning authorities, energy suppliers, and residents are also involved in construction projects. In addition to the technical tasks, you, as an investor, must consider issues such as approvals, costs, regulations, and project monitoring during construction planning.
In Germany, the planning services are regulated and, therefore, can be distributed according to the HOAI service phases: essential evaluation, preliminary planning, design planning, etc. With this phase-oriented distribution, for example, it is logical that the client will initially assign architects/civil engineers to the planning phase LP1-LP4.
LP1: Basic evaluation
LP2: Preliminary planning
LP3: Design planning
LP4: Approval planning
LP5: Implementation planning
LP6: Preparation of the award of the contract
LP7: Participation in recognition of contract
LP8: Object supervision – construction supervision and documentation
LP9: Object supervision
Before the Design Phase
Before the Design Phase is needed, additional evaluations depend on the building type and the typology of construction, whether a newly built, a conversion, or a renovation. If you have a conversion or renovation, an audit for the building prior to the design phase is required, which will look for any red flags.
An audit will cover general principles for inspection, where the extent of the assessment will depend on the purpose of the Survey of the building.
A Building Audit would cover:
• Health and safety considerations
• asbestos/hazardous materials register and management plan
• statutory test certificates and any other statutory reports relevant to the jurisdiction
• Elements of Building fabric and Building services
• External Areas and Accessibility and Inclusiveness (fixtures, fittings, furniture, and equipment)
• Environmental Considerations and Sustainability issues
For a newly built building, soil and environmental Survey of the plot is needed.
Contracting a Project Manager from the beginning would save you the time and the hassle of any glitch before and during the design phase. They would supervise and acquire the necessary specialist, whether an Environment Survey and/or building Audit responsible for your project.
During the Design Phase
Going past the first phase, approval of the Building Permit, and depending on the scope of your measure, you have determined who is to plan and implement your building project:
- Architect/engineer (planning, if necessary, preparation and participation in the awarding of contracts, construction supervision also covering other construction phases)
- A Project Manager
- A general contractor who also offers planning
- Contractors and craftsmen (planning and implementation).
If you are designing with an architect/engineer, you have entered into a contract with them: In the agreement is the scope of the service, i.e., the commissioned service phases that are fixed according to the HOAI fee schedule.
A commission of step-by-step planning services is a suitable way to get to know the cooperation with your Project/Manager architect/engineer.
The project has been defined together with your Project Manager, general contractor, or architect/engineer in regards to: e.g., design of the construction project, building materials and surfaces, energy concept and energy efficiency, review of old and building encumbrances, development and accessibility, agreements with neighbors; facilities for later maintenance and servicing work such as fall protection, utility connections, etc.
Before the Construction
The construction can start once the planning is established in writing, and the construction project also is documented in drawings. Meanwhile, the Project Manager will check whether it is necessary to consult additional particular experts or coordinators following the construction site regulations, and their services can be planned accordingly.
You will know which permits are required for your construction project and how long the approval deadlines are, e.g., permit requirements for construction projects/building applications and permits for specific uses. You should seek advice from your Project Manager. This will also help supervise and control the costs at each planning stage and check whether your cost framework is being adhered to – otherwise, look for alternatives with the planner/contractor for financially viable solutions.
Construction Process (Bauausführung )
Control the construction process and coordinate regularly and together with BAK Management as a partner team!
You and your team have clarified to all contractors and architects/engineers how your construction site should proceed. You are well-informed and adhere to any changes in planning and construction sequences!
Clear responsibilities and accountabilities are designated for all work. You always know who you can contact if you have questions and need clarification. If several companies are working on the construction site, ensure that the work is well coordinated and clearly define who is coordinating the work.
You continuously check the cost development and compare it with your cost and financing planning. If the costs exceed your planning, the PM will initiate measures immediately, e.g., coordination with the contractor, financial service provider, and trusted partner.
At Bak Management, we have developed a clear structure to help you understand each stakeholder’s responsibilities in building your project.