ScopeofServices Part1 BASICSERVICESFORBUILDINGPROJECTSINALBERTA Part2 DETERMININGFEESFORBASICSERVICES Part3 DEFINITIONSANDADDITIONALINFORMATION RELATEDTOA&ESERVICES 2010Version1.0
PREAMBLE In2009theConsultingArchitectsofAlberta(CAA)andtheConsultingEngineersofAlberta(CEA)agreed that the Recommended Conditions of Engagement and Schedule of Professional Fees, issued by the Alberta Association of Architects (AAA) and the Association of Professional Engineers, Geologists and GeophysicistsofAlberta(APEGGA),neededtobeupdatedandbroughtunderthejointauthorshipofthe CAA and CEA, consistent with their role as advocacy bodies. Determination of fees for architectural, engineeringandinteriordesignservicesnolongerfallswiththejurisdictionoftheaaaandapeggain theirroleasregulatorybodiesfortheirrespectiveprofessions,butservicesprovidedbyarchitectsand engineersdo. This is the first edition of this document. It is the intention of CAA and CEA to update this document annually; consistent with emergent trends and input from private and public sector clients and members. Overalltherearethreedistinct,yetinterconnectedparts; PART1: BASICSERVICESFORBUILDINGPROJECTSINALBERTA PART2: DETERMININGFEESFORBASICSERVICES PART3 DEFINITIONSANDADDITIONALINFORMATIONRELATEDTOA&ESERVICES PART1:BASICSERVICESFORBUILDINGPROJECTSINALBERTA Architects, engineers and interior designers provide building design services within accepted professional norms, governing standards and legislation such as building codes, land use bylaws and similarregulations. The intent of Part 1 is to describe the scope of basic services and standard terms of agreement for a normal building design process. Effective communication is encouraged between the Client and the Architectsothatbothpartiesunderstandthenatureoftherelationshipbetweenparties,thescopeof designandconstructionservicestobeprovidedandthedeterminationofappropriateprofessionalfees fortheseservices. PART2:DETERMININGFEESFORBASICSERVICES The fees for the building design team; architect, engineers and interior designers are an important investmentintheprovisionofeffectiveprofessionalbuildingdesignservices.clientsareencouragedto selectateamofarchitectandconsultantsbasedonmerit;theexperienceandexpertiseofthefirmand theteammembersproposed,compatibility,creativity,approachandmethodology:qualification based ratherthanfee basedselection. Commontotheprocurementofotherprofessionalservices,alowfeeisnotareflectionofgoodvalue andisoftennotinthebestinterestofaclient.professionalcomplaintsconcerningarchitects,engineers and interior designers often have a common denominator of fees that were not commensurate with basicservicesandviceversa.appropriateprofessionalfeesarerequiredbydesignfirmstodeliverhighqualityservicestotheirclients. Part1 BasicServicesforBuildingProjectsinAlberta 2010Version1.0 2010 11 24 Page2
PART3: DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES The design and construction industry as a whole is experiencing rapid and significant change. Many factorsoutsideofthescopeofbasicservicesareimportantdeterminantsofbuildingdesignfees This section deals with the additional scope of services associated with these factors and provides insight and guidance to clients and member firms as they define the anticipated scope of work and determineanappropriatefeeforspecificservicesandspecialtyconsultantsoutsidethenormalscopeof basicservices. Examples of such additional services include: functional programming, sustainable design and certification (LEED certification), building information modeling (BIM), energy modeling, 3D visualization, different methods of construction procurement such as fast track construction management,documentationofexistingfacilitiesandpreparationofrecorddrawingstonameafew. INCLOSING The CAA & CEA gratefully appreciate the permission to use and modify existing document from the Alberta Association of Architects, the Association of Professional Engineers, Geologists and Geophysicists of Alberta, the Consulting Engineers of Alberta and the Ontario of Association of Architects. CAAandCEAFeesJointTaskForce,December7,2010. AllanPartridge,Chair DonChambers,Co Chair PaulBeaubien WendyCooper JeffDiBattista DarrylDoucet SiobhanHumphrey VerlinKoch DougMcConnell SeanPiper DarylProcinsky JasonSaid Part1 BasicServicesforBuildingProjectsinAlberta 2010Version1.0 2010 11 24 Page3
Part1 BASICSERVICESFORBUILDING PROJECTSINALBERTA 2010Version1.0 Part1 BasicServicesforBuildingProjectsinAlberta 2010Version1.0 2010 11 24 Page4
TABLEOFCONTENTS 1.0 THEPROFESSIONALRELATIONSHIP... 6 1.1 GENERAL... 6 1.2 SELECTINGAPRIMECONSULTANT... 6 2.0 AGREEMENTBETWEENCLIENTANDPRIMECONSULTANT... 7 2.1 CONTENTOFANAGREEMENT... 7 2.2 INSURANCECOVERAGE... 7 2.3 PROJECTCOORDINATION... 8 2.4 SUB CONSULTANTS... 8 2.5 PROFESSIONALREVIEWOFCONSTRUCTION... 9 3.0 BASICSERVICES... 10 3.1 FOUNDATIONOFBASICSERVICES... 10 3.2 BASICSERVICESBUILTONTHECANADIANHANDBOOKOFPRACTICE... 10 3.3 SUMMARYCHART... 11 Part1 BasicServicesforBuildingProjectsinAlberta 2010Version1.0 2010 11 24 Page5
1.0 THEPROFESSIONALRELATIONSHIP 1.1 GENERAL Selectionofaprimeconsultantisoneofthemostimportantdecisionsaclientmakeswhenundertaking abuildingproject;amongotherimportantfactorsthesuccessofaprojectdependstoalargeextenton the prime consultant and consultant team. Clients are encouraged to select a team of architects, engineers and interior designers based on a careful evaluation of qualifications. This document describesthebasicandadditionalservicesaconsultingteamprovides,thefeesrecommendedforthese servicesandtherecommendedconditionsofengagement.theservicesandfeesdescribedarebased onthepremisethat: A professional is required to deliver the minimum scope of service necessary to protect the public. Eachprojectrequiresatleastaminimumlevelofscopeofserviceinorderforallmembersof theconsultantteamtofulfilltheirprofessionalobligations. Themorecomplexaproject,thegreaterthescopeofservicesrequired. Compensation commensurate with the scope and quality of professional services is a critical factorinthesuccessofbuildingprojects. 1.2 SELECTINGAPRIMECONSULTANT Whenabuildingprojectisundertaken,amanagementgroupisusuallyformed.Formostprojectsthis includes the client and his project representative. For larger and most public sector clients a project manager may be appointed or engaged to manage the process on the client s behalf. A client led planningorsteeringcommitteeiscommonlyestablishedtoprovideoverallprojectdirection.thisgroup includes an executive and may include facility and user group representation from the client s team; consultant team representation and may include construction team representation as the project proceeds. The consultant team typically includes the architect, structural, mechanical and electrical engineers, interiordesigners,andmayalsoincludespecialtyconsultants.dependantonthenatureoftheproject, theclientwillaskthattheconsultantteambeledbyanarchitectural,engineeringorinteriordesigneras theprimeconsultant.theclientwilltypicallydeterminethemake upoftheteam;rolesandscopeof servicestobeprovidedbyprojectteammembers.theclientwillthenproceedwithaselectionprocess forthearchitectural,engineeringandinteriordesignteam. Typicalfactorsintheselectionofabuildingdesignteaminclude: Theprofessionalcapability;experienceandexpertiseofthefirm, Theexperience,expertiseandavailabilityoftheteammembersproposed, Suitabilityfortheprojectincluding: o Compatibility,creativityandunderstandingoftheproject o Approachtomanagingtheworkofthedesignandprojectteams o Suitabilityfortheparticularproject,commitmenttotheprojectscheduleandbudget Confirmationoffeeforbasicandadditionalservicesandreimbursableexpensesassetoutin thisdocument Part1 BasicServicesforBuildingProjectsinAlberta 2010Version1.0 2010 11 24 Page6
2.0 AGREEMENTBETWEENCLIENTANDPRIMECONSULTANT 2.1 CONTENTOFANAGREEMENT A prime consultant provides the most effective service when there is a clear understanding between clientandprimeconsultantabouttheirrespectiveinvolvements.anagreementbetweenthetwoparties isessentialtoclarifyrolesandobligationsandeliminateambiguity;awrittenagreementisaregulatory requirement of the Architects Act and the Engineering, Geological and Geophysical Professions Act. Regardlessoftheformofagreementused,theclient/primeconsultantagreementmustfullyexplain: Thescopeoftheprojectincludingtheanticipatedscheduleandbudget; Thescopeofbasicservicestobeprovidedundertheagreement; Theresponsibilitiesandobligationsofbothprimeconsultantandclient; Theprofessionalliabilitytermsandobligations; Thefeeforthebasicservicesand Thepotentialscopeandcompensationapproachforadditionalservices(notpartofthebasic services). Documentshavebeendevelopedtoprotecttheinterestsofboththeclientandtheprimeconsultant, andtheprimeconsultantandthesubconsultants.useofthesedocuments,basedonrecognized standards,isrecommendedtoallcaaandceamemberfirms.thesedocumentsinclude: CanadianStandardFormofAgreementBetweenClientandArchitect,RAICDocumentNo.6 CanadianStandardFormofAgreementBetweenClientandArchitectAbbreviatedVersion,RAIC DocumentNo.7 ShortFormofAgreementBetweenClientandArchitect,RAICDocumentNo.8 PrimeAgreementBetweenClient&Engineer,ACECDocumentNo.31 TherearealsoappropriateagreementsinplaceforthesubconsultantsandCAA/CEAmemberfirmsare recommendedtousethefollowing: CanadianStandardFormofAgreementBetweenArchitectandConsultant,NPPDocumentNo.9 AgreementBetweenEngineerandSubconsultant,ACECDocumentNo.32 Thevalueinusingthesedocumentsatleastasabasisisthattheyarefullycoordinatedandintegrate withtheconstructioncontractstypicallyreferredtoasccdcdocuments. 2.2 INSURANCECOVERAGE Theneedforinsurancevariesfromprojecttoprojectandinrelationtotheriskinvolvedfortheclient andtheconsultants.theclient,inconsultationwiththeprimeconsultant,reviewsthetypeandamounts of coverage needed on the project. When a project is large or complex, the assistance of specialists mayberequiredtodetermineinsurancerequirements. Part1 BasicServicesforBuildingProjectsinAlberta 2010Version1.0 2010 11 24 Page7
Typesofinsurancemayinclude: generalliability, professionalliability, valueddocuments, occupationalhealthandsafety, workerscompensationand projectspecificinsurance 2.3 PROJECTCOORDINATION Coordinatingtheworkoftheconsultantteamisnotonlyvitaltothesuccessfulcompletionofaproject butisalegalrequirementunderthealbertabuildingcode.thiscoordinationisusuallyundertakenby the architect or professional engineer leading the team of design consultants and appointed by the client as prime consultant. Under the Alberta Building Code, this is referred to as the coordinating professional The prime consultant (coordinating professional) coordinates the design and construction contract administrationoftheproject;informssub consultantsoftheirresponsibilitiesandreviewstheprogress oftheirwork.thecoordinatingdutiesortheprimeconsultantbenefittheclient.theprimeconsultant must be compensated fairly for performing this role whether the sub consultants and specialists are retainedbytheprimeconsultantordirectlybytheclient. Compensation for the coordination role is usually called the coordination fee and is part of the basic scopeofservicesandthereforepartofthefee.internally,betweenprimeconsultantandsub consultant thecoordinationfeevariesdependingonthecomplexityoftheproject,subconsultant sdiscipline,the magnitude of the coordination activity, and the level of coordination undertaken by the prime consultant and the sub consultants. Traditionally the coordination fee has been as much as 20%. However with the emergence of BIM and modern methods of project delivery this is being shared amongst the entire team to support more collaborative approaches. The prime consultant and subconsultants will agree on the allocation of coordination fees and document their understanding in a separateagreementbetweentheprimeconsultantandeachsub consultant. 2.4 SUB CONSULTANTS Sub consultantsareusuallyretainedbytheprimeconsultanttoperformtheirrespectiveportionofthe basic services outlined in this document. Specialist consultants may also be required for the project team.theyareusuallyretainedasadditionalservice,byaseparateallowanceordirectlybytheclientto be part of the project team. CAA and CEA mutually support the notion of fair compensation commensurate with the level of professional services provided, the prime consultant and the subconsultantarefreetoreachtheirownagreementsonwhat fair means.sub Consultantfeesshouldbe based on properly prepared cost estimates or reasonable estimates that take into account the complexityandspecialrequirementsoftheproject.beforetheagreementwiththeprimeconsultantis formalized, it is in the client's best interests to ensure that contracts arranged between the prime consultantandothersub consultantsareappropriatetomeetclientandprojectneeds.thereshouldbe formalcontracts,withclearwrittendefinitionsof: Part1 BasicServicesforBuildingProjectsinAlberta 2010Version1.0 2010 11 24 Page8
Thescopeoftheprojectincludingtheanticipatedscheduleandbudget; Thescopeofspecialtyservicestobeprovidedundertheagreement; Theresponsibilitiesandobligationsofbothprimeconsultantandclient; Theprofessionalliabilitytermsandobligations; Thefeeforthespecialtyservicesand Thepotentialscopeandcompensationapproachforadditionalservices(notpartofthe specialtyservicesanticipated). 2.5 PROFESSIONALREVIEWOFCONSTRUCTION The Safety Codes Act of Alberta and its regulation the Alberta Building Code requires that the prime consultant(in a coordinating professional role) along with sub consultants(or other suitably qualified persons)performreviewstodeterminegeneralconformancewithconstructiondocuments. AllmemberfirmsshouldhaveprofessionalknowledgeoftheirlegalobligationsundertheSafetyCodes Act and its regulation the Alberta Building Code. The level of professional involvement found in the current Alberta Building Code is considered the minimum required as basic services. Part1 BasicServicesforBuildingProjectsinAlberta 2010Version1.0 2010 11 24 Page9
3.0 BASICSERVICES 3.1 FOUNDATIONOFBASICSERVICES Aprojectisinitiatedbytheclient,whodescribestheanticipatedscopeoftheproject.Theroleofthe clientwillvary,dependingontheexperienceoftheclientandthecomplexityoftheproject.therefore, the client's role in planning, financing, managing or coordinating a project should be clearly defined beforethescopeofservicesfortheprimeconsultantisestablished.thebasicservicesdefinedforthe primeconsultantmustreflecttheprimeconsultant'sdutybothtosatisfytheexpectationsoftheclient andtoprotectpublicsafety.thebasicservicescontainedinthisdocumentarebasedonthefollowing guidelines: Theprimeconsultantisresponsiblefordeterminingthatthescopeofbasicservicesofthe consultingteamisadequateandbasedontheneedsoftheclienteitherdocumentedthrougha ProjectBrief/Description,Functionalprogramorsimilardescription. Thebasicservicesprovideadesignthatmeetstherequirementsofthegoverningcodesand regulations. Sub consultantsmaketheprimeconsultantaware,atthebeginningofaproject,ofanyspecial scoperequirementsthatwillaffecttheirprofessionalserviceortheprofessionalserviceofother sub consultants. Eachsubconsultantisresponsiblefortheirscopeofservicesbasedontheirqualificationsand expertise,andtakespartindetermininganadequatefeeinrelationtothatscope. Eachsub consultantisresponsibleforthedesignandreviewofaspectsoftheprojectfalling withinthatsub consultant sdiscipline.theprimeconsultant,theclient,thepublicandthe authoritieshavingjurisdictionhavearighttoexpectthatthiswillbethecase,unless appropriatescoperestrictionsareclearlyidentifiedinanydocumentsbearingtheconsultant s seal. 3.2 BASICSERVICESBUILTONTHECANADIANHANDBOOKOFPRACTICE Therearemanydescriptionsofthescopeofbasicservicesofarchitectsandengineers.Forthepurposes of this document, the CAA and the CEA have determined that the services described in the RAIC Canadian Handbook of Practice (CHOP 2 ), current edition, will be accepted as the minimum scope of services the consultant team is expected to provide on a phase by phasebasis. Each member should haveacurrentsetintheirofficeforreferenceandcommunicationpurposes. The CAA and CEA were of the opinion that instead of recreating a set of basic services CHOP 3 was extremelyvaluableinthatitdescribesindetailnotonlywhateachstageis,butwhateachstageshould include as to process and deliverables. The following summary refers to the CHOP Volume 2 Chapter 2.3.1ManagementoftheProject. 2 TheCHOPrefersto ScopeofServices whichshouldbeconsideredasinterchangeablewith BasicServices inthis document.forclarityandbrevityseechop31 1,page291ofthepdfversion. Part1 BasicServicesforBuildingProjectsinAlberta 2010Version1.0 2010 11 24 Page10
1. PRE AGREEMENTPHASE 3 Uponreceiptofnotificationfromaprospectiveclient,undertaketaskspriortoasubmissionor executionofanagreement. 2. SCHEMATICDESIGNPHASE PartA Taskspriortostartingtheschematicdesignphase PartB TaskstobestartedaftercompletionofPartA 3. DESIGNDEVELOPMENTPHASE PartA Taskspriortostartingthedesigndevelopmentphase PartB Tasksduringthedesigndevelopmentphase 4. CONSTRUCTIONDOCUMENTSPHASE PartA Taskspriortostartingtheconstructiondocumentsphase PartB Tasksduringtheconstructiondocumentsphase 5. BIDDINGANDNEGOTIATIONPHASE PartA Tasksduringthebiddingandnegotiationphase 6. CONTRACTADMINISTRATIONPHASE PartA Taskstobecompletedpriortostartofconstructionandafterexecutionofcontract(s) PartB Tasksduringthecontractadministrationphase PartC Ongoingscheduledtasksduringthecontractadministrationphase PartD Projecttake overtasks 7. POST CONSTRUCTIONSERVICES This scope of services is reflected in RAIC Document #6; the Canadian Standard Form of Agreement betweenarchitectandclient.thisformofagreementistherecommendedformofagreementofthis document. 3.3 SUMMARYCHART ThefollowingBasicServicesSummaryChartisasummaryofeachstagefoundinSection4.3.TheChart shows the basic minimum services, potential additional services and special consultant s services that may be required for the phases of a typical project. The Basic Services Summary Chart is designed to assist the client and prime consultant to determine the scope of services to be provided. It also can provideausefulattachmenttoshortformletteragreements.itishighlyrecommendedthattheclient and prime consultant review each phase of the project, identifying the basis and additional services required. These services then become the basis for the agreement between the client and prime consultant. Part1 BasicServicesforBuildingProjectsinAlberta 2010Version1.0 2010 11 24 Page11
3.1 Designated Services Summary Char! The Designated Services Summary Chart lists the scope of work on a typical project and the services the consultant team is expected to provide on a phase of work basis. PRE-DESIGN SCHEMATIC DESIGN DESIGN DEVELOPMENT CONS1RUCTION DOCUMENTS Basic Minimum Services Basic Minimum Services Basic Minimum Services Basic Minimum Services Site Analysis Project Administration Project Administration Project Administration Presentations Disciplines Coordinalion Disciplines Coordination Disciplines Coordination Concept Development & Document Checking & Document Checking Agency Consulting. SlUdy Agency Consulting. Agency Consulting, Review & Approval Agency Review Review & Approval Review & Approval O wner Supplied Data Off-Site Utility Review Owner Supplied Data Owner Supplied Data Coordination Project Scheduling Coordination Coordination Architectural Drawings Project Budgeting Architectural Design & Architectural Design & & Specifications Owner-Supplied Data Documentation Documentation Structural Drawings & Coordination Structural Design & Structural Design & Specifications Programming Review Documentation Documentation Mechanical Drawings & Preparation of Owner & Mechanical Design & Mechanical Design & Specifications Consultant Services Documentation Documentation Electrical Drawings & Agreement Electrical Design & Electrical Design & Specifications Documentation Documentation Bidding Documents & Materials Research & Materials Research & Scheduling Specifications Sp'ccifications Project Schedule Update Project Scheduling Project Scheduling Construction Cost Construction Cost Construction Cost Update Updates. " Updates Application for Building Pennits Additional Services. Additional Services Additional Services Additional Services 0 Re-zoning Applications 0 Civil Design & 0 Civil Design & 0 Provision of Building 0 Presentations Documentation Documentation Penuits 0 Soils Report & Surveys 0 Landscape Design & 0 Landscape Design & 0 Civil Design & 0 On-Site Utility Studies Documentation Documentation Documentation 0 Market Studies 0 Interior Design & 0 Interior Design & 0 Landscape Design & 0 Economic Feasibility Documentation Documentation Documentation Studies 0 Coordination of 0 Coordination of 0 Interior DeSign & 0 Specific Fit Specialist Services Specialist Services Documentation Programming 0 Coordination of 0 Existing Facility Specialist Consultants Surveys 0 Special Bidding 0 Site Analysis & Documents & Selection Scheduling S~ iai Consultants' S~ iai Consultants' Special C onsultants' S~ia l Consultan ts' Services Services Services Services 0 Legal Survey 0 Civil Design Concepts 0 Civil Design 0 Civil Construction 0 Geotechnical Analysis 0 Landscape Concepts Development Documents 0 Statements of Probable 0 Landscape Development 0 Landscape Documents Costs 0 Detailed Construction 0 Detailed Construction 0 Interior Design Concepts Cost Estimates, Quantity Cost Estimates, Quantity 0 Coordinate Specialists Surveys Surveys 0 Interior Design 0 Interior Design Development Documents 0 Coordinate Specialists 0 Coordinate Specialists K,y Basic Minimum Services o Additional Services May 1996 R&COmmended Cond~ions 01 Engagement & Schedule of Professional Fees Page 7
Designated Services Summary Chart (continued from previous page) CONSTRucnON AND POST BmDmGORN~nOm CONSTRUcnON CONTRACT SUPPLEME.NTAL SERVICES ADMlNISTRAnON Basic Minimum ServictS ProjOCI Administr.ltion Bidding Materials Addenda Bidding & Neg()(iations Analysis of Alternates & Substitutions Bid Evaluation Construction Contract Agreements Basic Minimum ServictS Project Administr.ltion Disciplines Coordination (Checking) Agency Consulting. Review & Approval Owner Supplied Data Coordination Office Construction Administration Construction Field ObseJV8tion Field Observation Coordination Quotation Requests & Change "",,n Project Schedule Monitoring Construction Cost Monitoring Project Closeout & Substantial Performance Systems Startup Maintenance & Operational Programming Review of Record Drawings. Operations & Maintenance Manuals Startup Assistance Year End Warranty Inspection Additional Services Additional Services Additional Services 0 Special Bidding SeJVices 0 Project Representation & Cleri;-of 0 Special Studies 0 Coordination of Specialist Works 0 Renderings Services 0 Supplemental Documents 0 Model Construction 0 Coordination of Specialist Services 0 Life Cycle Cost Analysis & Value Analysis 0 Additional Adm inistr.ltion 0 Quantity SUJVeys. 0 SafetylPrime Contrnctor 0 Detailed Construction Cost Estintates Responsibilities 0 Energy & Environmental Studies & Reports 0 Application for Occupancy P'ermits 0 Environmental Monitoring 0 Building Commissioning 0 Tenant-Related. SeJVices 0 Defidency Inspections Beyond Final 0 Graphics Design Inspection 0 Fille Am & Crafts Services 0 Redrawing of Record Drawings 0 Special Furnishings Design Investigation & 0 Preparation of As-Built Documents Research 0 Preparation of Operations & 0 Non-Building Equipment SelectiOnS Maintenance Manuals 0 Project PromOlion & Public Relations 0 Projcct Evaluation Services 0 Leasing Brochures 0 Expen Witness & Arbiter 0 Conlputer Application 0 Presentations 0 Reproduction. Printing & Copying 0 Travel 0 Legal Consulting 0 Contractor Insolvency 0 Computer Modeling 0 Providing Special Insurance 0 Research & Development & Innovative Design 0 Fund Raising 0 Materials & Systems Testing 0 Photographic Records 0 Coordination with Non-Design Professionals 0 SafelylPrime Contractor Responsibilities Special Consultants' Services Special Consultants' Services 0 Issue Bidding Documents 0 Civil ConsllUCtion Inspection 0 Issue Addenda 0 Landscape Inspection 0 Bid Evaluation 0 Detailed COSt Accounting BasIC MinIm um ServIces 0 AddllJonal ServIces p.,.. Recommended Conditions of Engagement & SChedule of Professlonal Fees..., ",.
Part2 DETERMININGFEESFOR BASICSERVICES 2010Version1.0
TABLEOFCONTENTS 1.0 DETERMININGTHEBASICFEE... 3 1.1 INTRODUCTION... 3 1.2 PERCENTAGEBASEDFEE... 3 1.3 CONSTRUCTIONBUDGET... 3 1.4 REIMBURSABLEEXPENSES... 4 1.5 ALLOCATIONOFPROJECTFEES... 5 1.6 ADDITIONALSERVICES/PROJECTVARIABLES... 6 1.7 RE USEOFDOCUMENTSORDESIGN... 6 1.8 REPEATWORK... 6 2.0 BUILDINGCATEGORIES... 7 2.1 BASICCATEGORIES... 7 2.2 ALTERATIONSANDRENOVATION... 9 3.0 PERCENTAGEFEECALCULATION... 9 3.1 CALCULATINGTHEBASICSERVICEFEE... 9 3.2 ADDITIONALSERVICES/PROJECTVARIABLESFEE... 9 3.4 GRAPHOFPERCENTAGEFEES... 11 3.5 HOURLYRATES... 12 Part2 DeterminingFeesforBasicServices 2010Version1.0 2010 11 24 Page2
1.0 DETERMININGTHEBASICFEE 1.1 INTRODUCTION Whentheclientandprimeconsultanthaveagreedonthebasicservicesfortheprojectandidentified specific requirements, they then arrive at an appropriate fee for the professional services to be provided.feesforbasicservicesaredirectlyrelatedtothebuildingtypology,specificrequirementsand otherfactorsidentified. While there are a number of ways to determine fees for professional services, the CAA and the CEA recommendthatfeesbecalculatedasapercentageoftheconstructioncost.calculatingafeebasedon apercentageofthecostofconstructionisareliablemethodofestablishingappropriatefeelevelsandis supportedbylonguse.thepercentagecaneitherbeusedasthebasisofthefinalfee(percentagebased fee),asaguidetoagreementforafixedfee,orasaguidetoestablishingabudgetforanhourlybased feeforthescopeofservicesdescribedinthisdocument. Forprojectslessthan$500,000feescanbecalculatedonthebasisof: Apercentagebasedfeedeterminedasapercentageofthecostofconstruction. Afixedfeecalculatedusingcostingdatafromsimilarprojectsinthepast. Atime basedfeedeterminedbasedonthenumberofhoursspentontheprojectplusexpenses neededtocompletethework. 1.2 PERCENTAGEBASEDFEE ThepercentagebasedfeeestablishesthefeeasapercentageoftheConstructionCost.Thiscalculation takesintoaccountbothconstructioncostoftheworkandbuildingcategory. 1.3 CONSTRUCTIONBUDGET The Construction Budget is the Client's combined estimate of the Construction Cost. It includes; the construction manager s or general contractor s fees and general requirement costs; design, escalation andconstructioncontingencies;andvalue addedtaxes.wherethereisnoconstructionbudgetforall orpartoftheproject,oriftheconstructiondoesnotproceed,theconstructioncostistheestimated cost at market rates at the estimated time of construction, as initially determined by the client and primeconsultant.theclientshouldclearlyunderstand,andtheagreementbetweenthepartiesshould state,that 1 : Neither the prime consultant nor the client has control over other professional fees, land developmentorothercostsrelatedtotheentireendeavoroftheclient.thereforetheprime consultantcannotanddoesnotwarrantorrepresentthatprojectcostswillnotvaryfromthe projectbudgetwhichissolelytheclient sresponsibilitytoestablish. 1 ThetwobulleteddefinitionsaretakenverbatimfromtheGC sfoundinraic#6.thisisthegenerallyaccepteddefinition forprojectbudgetandconstructionbudget. Part2 DeterminingFeesforBasicServices 2010Version1.0 2010 11 24 Page3
Neither the prime consultant nor the client has control over the cost of labour, materials or equipment, over the contractor's methods of determining bid prices, or over competitive bidding,market,ornegotiatingconditionsandthereforetheprimeconsultantcannotanddoes not warrant or represent that bids or negotiated prices will not vary from the estimate of probableconstructioncostwhichistheclient sresponsibilitytoestablish. Feesmustberevisedduringaprojectifspecificinformationisdeterminedthroughtheprojectworkthat affectsthescope,constructioncost,scheduleorcomplexityoftheprojectorthescopeofservicestobe provided. Fees must be revised to include the Construction Cost of change orders. The construction contingency must be included in the Construction Cost used for the purposes of determination of the fees. Percentage fees are commonly turned into fixed fees with the agreement of the client and the consultingteam.itisrecommendedthatthefeeisfixedatthecompletionofdesigndevelopmentand approvalofthatphaseofworkandtheclient sconstructionbudget.itshouldneverbeanylaterthan the completion of the Construction Documents phase when the pre tender estimate and construction documentsarereviewedandagreedtobytheclientbutbeforethebidphase.retroactiveadjustments tofeebasedonbidpricearenotrecommendedforcompletedwork.thefluctuationsoftheeconomic andtenderingclimatemaycreateapunitivesituationfortheclient,theconsultantteamorboth. Intheeventthatlabourormaterialisfurnishedbytheclientbelowmarketcostorthatoldmaterialsare re used, the Construction Cost, for purposes of establishing the fee, is interpreted as the cost of all materialsandlabournecessarytocompletethework,asifallmaterialshadbeennewandalllabourhad been paid for at market prices at the time of construction or, if construction does not proceed, at existingmarketpricesattheestimatedtimeofconstruction. TheConstructionCostdefinition 3 usedforthebasisofdeterminationoffeesisthecontractprice(s)ofall project elements designed or specified by, or on behalf of, or as a result of, the coordination by the prime consultant, including cash allowances, building permit fees, changes, construction management fees or other fees for the coordination and procurement of construction services, and all applicable taxes,includingthefullamountofvalue addedtaxes,whetherrecoverableornot. TheConstructionCostoftheworkdoesnotinclude softcosts suchas: Primeconsultant'sfeeanddisbursements Clientprojectmanagementandmanpowercosts Costoftheland Cost of furniture, fittings and equipment(ff&e) related to the specific use of the building for production, manufacturing, treatment or processing purposes, where the consultant is not requiredtodesign,specifyorcoordinatetheinstallationoftheitems. 1.4 REIMBURSABLEEXPENSES The prime consultant is entitled to reimbursement for all reasonable expenses. Such expenses are discussed and agreed to when the client/prime consultant agreement is being defined. Reimbursable expenses are normally approved in advance by the client. Typically, reimbursable expenses include costssuchas: 3 RAICDocumentSix 2006Edition,releasedate:February2008D 1of2. Part2 DeterminingFeesforBasicServices 2010Version1.0 2010 11 24 Page4
Reproduction,photography,digitalservices,etc Longdistancetelephonecalls,facsimiletransmissions,etc Mail,courier,anddelivery Travel,meals,accommodationandotherexpensesrequiredfortheproject. Travelingtimeoutsidetheprimeconsultant'scommunitytotheprojectispaidbytheclientatthefull hourlyratesthatapply. Amarkupof10%onexpensesisrecommendedtocovertheprimeconsultant'sadministrativecosts. Itisrecommendedthatclientscarryareimbursableexpensesallowance,typicallybetween6%and8% ofthetotalfees,intheprojectbudget.inthisway,estimatesofreimbursableexpensesdonotbecomea factorinselectionoftheconsultingteam. 1.5 ALLOCATIONOFPROJECTFEES Thefeesforbasicservicesaretypicallyallocatedasfollowsformoretraditionalmethodsofproject delivery: Pre Agreement&SchematicDesign 12.5% DesignDevelopment 12.5% ConstructionDocuments 50.0% Bidding&Negotiation 5.0% ContractAdministration&PostConstruction 20.0% ForprojectsthatwillincludemoremodernmethodsofprojectdeliverysuchasIntegratedDesign, BuildingInformationModeling,IntegratedProjectDelivery,etc.Thefollowingpercentageswouldbe allocated: Pre Agreement&SchematicDesign 25.0% DesignDevelopment 25.0% ConstructionDocuments 25.0% Bidding&Negotiation 5% ContractAdministration&PostConstruction 20% For specific projects, it may be appropriate to vary these percentages, subject to agreement with the client. Clientandprimeconsultantshouldagreeonthetermsandscheduleofpaymentwhentheclient/prime consultant agreement is being defined. The client should not delay payment of fees to the prime consultant without just cause and withholding of fees is not recommended. If the withholding of fees becomes essential to a contract, it is recommended that the holdback be released immediately when the phase is completed during construction. In addition, during the construction phase, the holdback shouldbereleasedperiodicallyandatleastat50%and100%completion.ifanyportionofthefeeis retained, the client should pay the consultant interest on the holdback amount at a rate previously agreedintheclient/primeconsultantagreement. Part2 DeterminingFeesforBasicServices 2010Version1.0 2010 11 24 Page5
The prime consultant must pay the consultant team for their services promptly on receiving payment from the client. Sub consultants should be informed of the payment terms in the prime consultant s agreement. 1.6 ADDITIONALSERVICES/PROJECTVARIABLES Thescopeofservicesrequiredcanbemanyandvaried;theclientmayneedtoretaintheconsultantfor additional services to address specific project variables. The scope of these additional services will dependonthenatureandcomplexityofeachprojectandtheclient'sownplanninganddevelopment capabilities.theseincludesuchservicesasmasterplanning,programming,re designtochangingclient requirements or supplemental graphic, rendering or modeling work. On the procurement side, fasttrack construction management based procurement requires the preparation of multiple tender packages. Emergent areas of additional service include LEED certification, P3 and Design Build procurementandbim. In an effort to bring consistency to the development of a fee for a project these additional services/ projectvariablesareaddressedinpart3.theintentisthattheclientcanidentifyabasicfeeusingthe recommendedfeeforbasicservicesforaparticularprojectcategoryandconstructioncostandthatthe clientandthedesignteamwillthenreviewandagreeupontheapplicableadditionalservices/project variablesandthecommensurateadditionalfee.itisintendedthatcaaandceamemberfirmscanbe consistent in providing potential clients with fee quotations. Similarly, a client can identify a basic servicesfeecommontoproponentsaspartofaqualifications basedconsultantselectionprocess. Possible additional services are identified in the Basic Services Summary Chart. These are considered services over and above those basic services included in the basic services fee and additional services feesshouldnotbeafactorindeterminingawardofacommission. 1.7 RE USEOFDOCUMENTSORDESIGN Topreventre useofdrawings,specificationsandotherdocumentspreparedbyaprimeconsultant,an appropriate clause is inserted in the client/prime consultant agreement. The clause states that the documents are the property of the prime consultant and are not to be used on any other project withoutpriorwrittenconsentandpaymentoftheappropriatefee. 1.8 REPEATWORK From time to time, a project is undertaken as a repeat project for the same client, from the identical design and using the same documents. In such a case, when consulting services for the original or prototypeprojectwerechargedtotheclientatthefullbasicfee,itisrecommendedthatarepeatfeebe calculated. The fee for a repeat project is expected to be between 50% and 100% of potential fullservicecharges.therepeatfeeconsistsoffourcomponents: Basiccharges Redesigncharges Biddingornegotiationservices Contractadministrationandpost constructioncharges. BASICCHARGES Onallrepeatprojects,theprimeconsultantreceivescompensation.Thiscompensationis25%ofthe potentialfullservicechargesforthenewproject,tocover: Part2 DeterminingFeesforBasicServices 2010Version1.0 2010 11 24 Page6
Negotiationanddraftingofanewclient/consultantagreement. Receiptoftheclient'sinstructions Assistanceinobtainingdevelopmentpermits, Presentationofconstructionestimates, Minimumchangestooriginaldrawingtitleblocks, Provisionofongoingprofessionalliabilityinsurancecoveragerelatedtotherepeatproject, Compensationforuseoftheconsultant'soriginaldesignand Generaladvicerelatedtostartinganewproject. REDESIGNCHARGES Redesign charges cover the cost of any redesign work necessary and any changes to the original drawings and specifications, building orientation, building layout, etc. Redesign charges are variable andcanbeupto50%oftheoriginalprojectfee.theydependontheextentofredesignandchangesto originaldocuments.itisrecommendedthatclientandprimeconsultantnegotiateappropriateredesign chargesfortheparticularproject. BIDDINGORNEGOTIATIONSERVICES To cover bidding procedures or negotiation of the construction contract including assistance with contractdrafting,theprimeconsultantreceivesanamountof5%ofthepotentialfullservicechargesfor theproject. CONTRACTADMINISTRATIONANDPOST CONSTRUCTIONCHARGES Tocovercontractadministrationandfieldservicesduringconstruction,servicesduringconstructionand services during the building warranty period, the prime consultant receives an amount of 20% of the potentialfullservicechargesforanewproject. 2.0 BUILDINGCATEGORIES 2.1 BASICCATEGORIES For the purposes of the Schedule of Recommended Minimum Percentage Fees for Basic Services includedas3.3,buildingswillgenerallybelonginoneofthesevencategorieslistedinthissection.ifa buildingisnotspecificallylisted,itbelongsinthecategorytowhichitismostcloselyrelated.categories are determined according to how the space is used. Where a building has multiple occupancy types (whereoneoccupancyismorethan10%ofthefloorarea),thehighestcategoryisusedtodetermine thefee. The following is a list of types of building by category for use with the Schedule of Recommended MinimumPercentageFeesforBasicServicesincludedas3.3: Part2 DeterminingFeesforBasicServices 2010Version1.0 2010 11 24 Page7
CATEGORY1 Warehouse(10%maximumofficeareanotexceeding600m 2 ) Barn,Stable,StorageShed,Kennel Demolition(total) CATEGORY2 Apartment,MultipleResidential,RowHousing,Clusterand Townhousing Non ComplexMotel,MotorHotel,and ApartmentHotel CATEGORY3 ArmedForcesWarehouse,Armory,DrillHall Customs,ImmigrationBuilding Buildingshellonlyfor:SummerCamp,ParkBuilding, Resort/TouristBuilding Marina,TrailerPark MaintenanceBuilding,ServiceGarage,GasStation,Parking Structure(abovegroundandfreestanding) CommercialOfficeBuilding,GeneralPurposeOfficeBuilding (tenantlayoutsnotincluded) MercantileBuildingStore,Shop,MarketBuilding,Shopping CentreandDepartmentStore(tenantlayoutsnotincluded) StudentorInstitutionalResidence,SeniorCitizens'Apartment IndustrialBuildingsuchasColdStorage. Printing,Bakery,LaundryorLight ManufacturingFacility SpecializedAgriculturalBuilding KindergartenandElementarySchool MinimumSecurityLevelCorrectionalCamp CATEGORY4 JuniorandSeniorAcademicHighSchool,UniversityandCollege Non TechnicalClassroomBuilding AdministrativeOfficeBuilding,ClientOccupiedOfficeBuilding (providedtenantworkistenderedwiththebuildingshell) BankandTrustCompanyFacility StockExchange Grandstand,Stadium,coveredIceRinkwithminimalsupport facility ConventionHall.ExhibitionBuilding SummerCamp,ParkBuilding,Resort/touristBuilding Plant:Manufacturing,Processing,SpecializedStorage FacilityforahighlevelofresidentialsupportincludingSpecialized Housing,SeniorCitizens'Lodge. AnimalClinic PoliceStation,FireStation,EmergencyMeasuresFacility, AmbulanceFacility Store,MarketBuilding,WarehouseSalesOutlet HotelorComplexMotorHotel Club:Town,Country,Sports,Health SettlementHouse,InnerCityCoreHousing,"Y"Facility TelephoneEquipmentBuilding CommunityCentre(singlehallwithsupportspace) ParkingStructureabovegroundattachedtoanexistingornew building MinimumSecurityLevelInstitution,Jail, Penitentiary,Reformatory,Corrections Centre,RemandCentre,Rehabilitation Centre CATEGORY5 Terminal:Traffic,Passenger,Freight,Road,Rail,Air,Water,Armed ForcesHangarorTerminalorSpecialtyBuilding AmusementParkBuilding CommunityMulti UseCentre SwimmingPool,leeArena,RecreationBuilding,Physical EducationBuilding Zoo,AnimalHospital,BotanicalGarden LicensedDayCare University,CollegeNon TechnicalClassroomBuildingand VocationalSeniorHighSchool Theatre,OperaHouse,Auditorium,ConcertHall CemeteryChapel,Mausoleum,Crematorium FuneralHome,UndertakingEstablishment CityHall,TownHall ChanceryandEmbassy,ConsulateorLegationinAlberta Museum(exhibitionhallasshellspace,non complexprogram withoutspecializedenvironmentalconditions) MediumSecurityLevelInstitution,Jail,Penitentiary,Reformatory, CorrectionsCentre,RemandCentre,RehabilitationCentre Bar,Restaurant,Lounge PlaceofWorship,Monastery,Convent FacilityforaMediumLevelofMedicalCareincludingMental HealthHospital,AuxiliaryHospital,combinedAuxiliaryHospital andnursinghome,specialcarefacility(e.g.,forseverely handicappedchildren),convalescentrehabilitationfacility. ParliamentBuilding,PostOffice,Mint,Treasury,Courthouse, ArchivesBuilding,Library CATEGORY6 FacilityforHighLevelofMedicalCareincludingActiveTreatment Hospital,CombinedActiveTreatmentandAuxiliaryHospitalwith NursingHome MedicalResearchBuilding,MedicalClinic,BloodDonorand TransfusionCentre CommunicationsBuilding,RadioorTVFacility,Studio,Computer Centre ScienceBuilding LaboratoryBuilding DentalBuilding Observatory,Planetarium Museum,ArtGallery Aquarium Plus15orbelowgradepedway,linkbetweenbuildings,Rapid TransitStation,PassengerLoadingBridge MaximumorMixedSecurityLevelInstitution,JailPenitentiary, ReformatoryCorrectionsCentre,RemandCentre,Rehabilitation Centre CATEGORY7 CustomResidenceandCustomResidenceSwimmingPool, FraternityHouse,OfficialGovernmentResidence DecorativeWork,ExhibitionDisplay,PublicGarden,Promenade, Fountain CommemorativeMonument,Funeral Monument AirTrafficControlTower,ControlCentreandFlightServiceStation TenantSpacePlanning RestorationofHistoricMonumentorBuilding Alterations,upgradeand/ormodernizationtoexistingbuildingin Categories1through6 Part2 DeterminingFeesforBasicServices 2010Version1.0 2010 11 24 Page8
2.2 ALTERATIONSANDRENOVATION For alterations and renovations to buildings in Category 7, the fee is the percentage fee in 3.0 Percentage Fees for Basic Services, plus 2%. On projects for which the additional complexity of the alterationorrenovationworkisnotappropriatelyreflectedwiththis2%increaseinthebasicservicefee an additional service / project variable fee will be determined to suit the complexity of the existing buildingconsiderations. Additionstoexistingbuildingsareconsideredasnewworkintheappropriatebuildingcategoryplusan additionalservice/projectvariabledeterminedtosuitthecomplexityoftheexistingbuilding considerations.iftheadditionmakesitnecessarytoaltertheexistingbuilding,feesforthisworkareset asforalterationsandrenovations. 3.0 PERCENTAGEFEECALCULATION 3.1 CALCULATINGTHEBASICSERVICEFEE The Schedule of Recommended Minimum Percentage Fees for Basic Services included as 3.3 below defines the recommended minimum fee for basic services for a particular Project Category and ConstructionCost. Whenthetotalcostoftheworkisgreaterthanthelowerdivisionbutlessthanthenextdivision(e.g., the total cost of work is $2,300,000 which is greater than $1,200,000 but less than $5,000,000, the calculationonthefirstamountofthecostbegovernedbythepercentageforthelowerdivisionandthe remainingamountbythepercentageforthehigherdivision.forexample:onaprojectof$2,300,000in Category5,thefirst$1,200,000wouldbeat10.43%;theremaining$1,100,000at10.15%. 3.2 ADDITIONALSERVICES/PROJECTVARIABLESFEE Theclientandthedesignteamwillreviewandagreeupontheapplicableadditionalservices/project variables and the commensurate additional fee as described in Part 3 of this document. The basic servicesfeeandtheadditionalservices/projectvariablesfeeareaddedtogethertodeterminethetotal fee. The client will then add thecost of specialty and other consultants, an estimate of reimbursable expensesandacontingencyindeterminingtheprojectfeesaspartoftheprojectsoftcostbudget. Part2 DeterminingFeesforBasicServices 2010Version1.0 2010 11 24 Page9
3.3 SCHEDULEOFRECOMMENDEDMINUMUMPERCENTAGEFEESFORBASICSERVICES Division TotalCostof thework Onthefirst $500,000 Onthefirst $600,000 Onthefirst $1,200,000 Onthefirst $2,500,000 Onthefirst $5,000,000 Onthefirst $8,5000,000 Onthefirst $12,500,000 Onthefirst $25,000,000 Onthefirst $35,000,000 Onthefirst $50,000,000 Onthefirst $75,000,000 Onthefirst $100,000,000 Onthefirst $150,000,000 Onthefirst $200,000,000 Onthefirst $250,000,000 Onthefirst $300,000,000 andabove CategoryofBuilding 1 2 3 4 5 6 7 Feescanbenegotiatedasapercentage,fixedorhourlyratebasis 6.58 7.58 8.58 9.58 10.58 11.58 12.58 6.43 7.43 8.43 9.43 10.43 11.43 12.43 6.15 7.15 8.15 9.15 10.15 11.15 12.15 5.75 6.75 7.75 8.75 9.75 10.75 11.75 5.37 6.37 7.37 8.37 9.37 10.37 11.37 5.08 6.08 7.08 8.08 9.08 10.08 11.08 4.61 5.61 6.61 7.61 8.61 9.61 10.61 4.42 5.42 6.42 7.42 8.42 9.42 10.42 4.18 5.18 6.18 7.18 8.18 9.18 10.18 3.95 4.95 5.95 6.95 7.95 8.95 9.95 3.78 4.78 5.78 6.78 7.78 8.78 9.78 3.76 4.66 5.66 6.66 7.66 8.66 9.66 3.58 4.58 5.58 6.58 7.58 8.58 9.58 3.52 4.52 5.52 6.52 7.52 8.52 9.52 3.47 4.47 5.47 6.47 7.47 8.47 9.47 Part2 DeterminingFeesforBasicServices 2010Version1.0 2010 11 24 Page10
3.4 GRAPHOFPERCENTAGEFEES Thischartillustratesthetotalfeesthatwouldcommonlyapplytoprojectsineachcategoryshowinga basic services fee from Schedule 3.3 plus additional services / project variables fees (illustrated as a rangebyshading)ofupto0.5%ofconstructioncost. Part2 DeterminingFeesforBasicServices 2010Version1.0 2010 11 24 Page11
3.5 HOURLYRATES Insomeinstancesconsultantsmaybecalledontoprovideserviceswhichcannotbeeasilyquantifiedas fixed fees or with no direct correlation to Construction Cost. Examples of such services include predesign services and studies; re design services to suit changing project requirements, or services for ancillaryproject work. These fall outside the scope of basic services and thus fee calculation provided previously.atime basedfeeisoftenthebestoptioninthissituation;feesaredeterminedasthesumof the hourly rates for each project staff member multiplied by the time staff members spend on the project. The CAA and CEA will issue annual updates for both classifications of professional and technical staff alongwithappropriateratesforthecalendaryear.theseareavailableontherespectivewebsitesofthe CAAandCEA. Part2 DeterminingFeesforBasicServices 2010Version1.0 2010 11 24 Page12
Part3 DEFINITIONS&ADDITIONAL INFORMATIONRELATEDTO A&ESERVICES 2010Version1.0
TABLEOFCONTENTS 1.0INTRODUCTIONTOPART3... 4 1.1 PREAMBLE... 4 1.2 INTENT... 4 1.3 LEVELOFEFFORT... 5 1.4 CLIENTRESPONSIBILITIES... 5 2.0 MANDATORYADDITIONALSERVICES... 6 i. GeotechnicalSurveys... 6 ii. LandSurveys... 6 iii. Off SiteUtilitySurveys... 6 iv. On SiteUtilitySurveys... 6 v. EnvironmentalPlanning... 6 3.0 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES... 7 3.1 PLANNINGSERVICES... 7 i. ComputerSystemsPlanning... 7 ii. CostPlanning... 7 iii. FunctionalProgramming... 7 iv. MasterPlanning... 8 v. RiskManagementPlanning... 8 vi. Scheduling... 8 vii. UrbanPlanning... 9 3.2 AUDIT&SURVEYSERVICES... 9 i. AccessibilityAudit... 9 ii. FacilitiesConditionAudit... 9 Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page2 2010Version1.0 2010 11 24
3.3 ANALYTICALSERVICES... 10 i. AccountingandFinancialAnalysis... 10 ii. BuildingDevelopmentOptionsAnalysis... 10 iii. ConceptDevelopmentAnalysis... 10 iv. Specific fitoptionsanalysis... 10 v. TechnicalAnalysis... 11 vi. EconomicFeasibilityAnalysis... 12 vii. EnergyUseAnalysis... 12 viii. ValueEngineeringAnalysis... 12 ix. OptionsAnalysis... 12 x. RealEstateAnalysis... 12 xi. SiteAnalysis... 12 xii. TechnicalAnalysis... 12 3.4 SPECIALADVISORYSERVICES... 12 i. AgencyReview... 12 ii. BusinessCaseDevelopment... 12 iii. HistoricalResearch... 12 iv. ManagementConsulting... 13 v. MarketResearch... 13 vi. OwnerSuppliedDataReview... 13 vii. ProgramReview... 13 viii. RezoningApplications... 13 ix. Presentations... 13 4. OPTIONALADDITIONALSERVICES... 14 4.1 COSTCONTROL(COSTESTIMATINGANDQUANTITYSURVEYING)... 14 4.2 VARIABLEFORCONSTRUCTIONMANAGEMENT... 14 4.3 LEED... 14 4.4 MEASUREDDRAWINGSANDmeasured3dMODELS... 15 4.5 BUILDINGINFORMATIONMODELING(BIM)... 15 4.6 recorddrawings&documentation... 15 4.7 P3&DESIGNBUILDPROJECTS... 15 Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page3 2010Version1.0 2010 11 24
1.0INTRODUCTIONTOPART3 1.1 PREAMBLE The design and construction industry as a whole is experiencing rapid and significant change. Many factors outside of the scope of basic services are important determinants when calculating building design fees. Therefore this section deals with the additional scope of services associated with these factors. Because there are numerous variations in terminology currently being used by different organizations, institutions and government bodies to describe the broad array of additional services, definitionsareimportanttohelpclarifyexpectationsforthedeliveryofthesevariousservices. Since there are no real common or consistent industry standards for most additional service deliverables, there is a wide range in the quality and accuracy of information provided by clients to consultantsatthestartofthedesignphaseandintheexpectationsofclientsformanyadditionalservice deliverables. The success or failure of any project is dependent, to a large extent, on the quality and completeness of the activities that precede the design phase and on enhanced (additional) services providedduringthedesignandconstructionphase.thethreemostcommonmeasuresofthesuccess (orfailure)ofaprojectare: 1.2 INTENT Scope Didtheprojectmeettheperformanceexpectationsoftheclientornot? Cost Wastheprojectcompletedwithinthebudgetoroverthebudget? Schedule Wastheprojectcompletedontimeorwasitlate? Part 3 is intended to provide insight and guidance to clients and member firms as they define the anticipated scope of work and determine an appropriate fee for specific services and specialty consultantsoutsidethenormalscopeofbasicservices.ithastwomajorsections,whicharefocusedon providing descriptions of services and levels of service deliverables for two categories of additional services.thetwocategoriesofservicesarepre designservicesandoptionalservices Pre designservices(oftenreferredtoas upstreamservices or front endplanningservices)areservices in support of activities, which are normally completed prior to commencing the design of a building project.someexamplesofpre designservicesinclude: Functionalprogramming, Documentationofexistingfacilities(facilityaudits&buildingconditionreports), Landsurveys,geotechnicalsurveysandanalysis, Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page4 2010Version1.0 2010 11 24
Historicalresearch, Optionsanalysis,economicfeasibilitystudies,etc. OptionalServicesareallotheradditionalservicesnotincludedinbasicservices.Someexamplesofsuch additionalservicesinclude: SustainabledesignandLEED certification, Buildinginformationmodeling(BIM), Energymodeling,3Dvisualization, Differentmethodsofconstructionprocurementsuchasfast trackconstructionmanagement, preparationofrecorddrawings,etc. 1.3 LEVELOFEFFORT Sincethelevelofeffortvariesformanyadditionalservices,dependantonthetype,sizeorphaseofthe project,someoftheservicedescriptionsincludedefinitionsformorethanonelevelofservicetohelp clarifythescope,expecteddeliverablesandlevelofeffortrequired. 1.4 CLIENTRESPONSIBILITIES Itisgenerallytheresponsibilityoftheclientto: Definethedetailedscopeoftheproject, Establishareasonablebudgetthatisalignedwiththeprojectscope, Ensurethatavailablefundingisalignedwiththeexpectedscopeandqualityoftheprojectand Determinearealisticscheduleforthecompletionofthedesignandconstructionoftheproject. Ifaclientdoesnothavesufficienttime,knowledgeorexpertisetoproperlycompletealltherequired pre design activities, using in house resources, they should engage the services of qualified professionalstoassistincompletingthisworktoensurethatthescopeisachievablewithinthebudget availableandthattheestablishedtimeframesarereasonable.theclientshouldnotoverlookthevalue theconsultantteamcanprovideinassistingwiththeseactivities. Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page5 2010Version1.0 2010 11 24
2.0 MANDATORYADDITIONALSERVICES 2.1 Therearesomeservicesthatthearchitectandtheengineerscannotperformtheirservicestoaclient unlesstheyhavecertainactivitiesthatmustbeprovidedbyothers.oftentheseareservicesthanonly canbeprovidedbycertainqualifiedindividuals,asmostinsurersofarchitectsandengineerswillnot coverthemforservicesperformedintheseareas,theyare: i. GeotechnicalSurveys Toobtainand/orcoordinatethenecessaryinformationspecificallyrequiredtoanalyzethesub surfaceconditionstodeterminesuchinformationasbearingcapacity,watertable. ii. iii. iv. LandSurveys Toobtainand/orcoordinatethenecessaryinformationspecificallyrequired,soastoanalyzethe projectsite. Off SiteUtilitySurveys Toundertakeareviewofprovideddatanecessaryforthelocation,sizeandadequacyofutilities servingthesite,connectionstoutilities,planningforoff siteutilitiesextensionsandfacilities. On SiteUtilitySurveys Toestablishrequirementsandprepareinitialdesignsforon siteelectricalserviceand distribution,gasserviceanddistribution,watersupplyanddistribution,sitedrainage,sanitary sewercollectionanddisposal,processwastewatertreatment,stormwatercollectionand disposal,centralplantmechanicalsystems,firesystems,emergencysystems,security,pollution control,siteillumination,communicationssystems,andmasterplanningofsiteutilitiesfor futuredevelopment. v. EnvironmentalPlanning EnvironmentalImpactAnalysis Environmentalissues HazardousMaterialAssessmentl Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page6 2010Version1.0 2010 11 24
3.0 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES 3.1 PLANNINGSERVICES i. ComputerSystemsPlanning ii. iii. CostPlanning FunctionalProgramming a. Methodology b. Level1FunctionalProgram ALevel1Programisgenerallyusedforsmall,relativelysimpleorrepetitivetypesofprojects wherethestandardrequirementsarewellunderstood.itisarelativelysimpleprogram whichincludes: Asummaryofrequireduseablespaces,alongwithnetareasandgeneralnotesoutlining theclient sspecificspacerequirements Theapproximategrossarearequiredtoaccommodatethespaceprogram Adescription,ingeneralterms,oftherelationshipsbetweenspacesandgroupsof spaces,insufficientdetailtocommencetheschematicdesignstage. c. Level2FunctionalProgram ALevel2Programisusedforlargerprojectswithsomedegreeofcomplexity.Thisprogram ismoredetailedwhichincludes: Asummaryofrequireduseablespaces,alongwithnetareas Anoutlineofspecifictechnicalandfunctionalrequirementsforeachspace Theapproximategrossarearequiredtoaccommodatetheprogram,determinedby developingcomponentdiagrams Relationshipdiagramsindicatingadjacenciesandflowpatternsbetweenspacesand groupsofspaces. d. Level3FunctionalProgram ALevel3Programisusedformajorprojectsandprojectswithahighdegreeofcomplexity. Thisprogramisverydetailedandincludes: Aqualitative(functional)andquantitative(netareaandgrossarea)descriptionofall requiredspaces DetailedProgramAreasincluding; Netuseablearearequirementsforeachspaceandcomponentgroupofspacesand GrossAreaSummaryneededtoaccommodatetheprogram AnoutlineofspecificTechnicalRequirements,indicatinggeneralArchitectural, Structural,Mechanical,ElectricalandSecuritysystemsapplicabletotheentirebuilding and/ortoeachsimilarspacetype. Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page7 2010Version1.0 2010 11 24
Room/SpaceDataSheets,indicatingspecificrequirementsforeachspacetype,thatis nototherwisecoveredinthetechnicalrequirements SpaceConceptPlans,associatedwitheachSpaceDataSheet,indicatingallfixed equipmentandanyspecialfeatures Component(GrouporDepartment)conceptplanningdiagramsindicatingrequired relationshipsbetweenallspacesineachcomponentgroup ComponentRelationshipDiagrams,indicatingrelationshipsbetweenallcomponent groups ADemonstrationplan(toscale)toconfirmthat; o o Nettogrossarearatiosarereasonableand Componentgrouprelationshipscanreasonablybeachievedeitherwithinthe establishedgrossbuildingareafornewbuildingsorwithinthelimitationsofthe buildingfloorplate(s)forexistingbuildings MechanicalSchematicZoningandDirectionalAirFlowDiagramsforlaboratoryand hospitalprojects iv. MasterPlanning AMasterPlanisaresultofasiteplanningstudyconductedtodeterminethelongtermpotential forsitedevelopment,includingissuesrelatedto: Potentiallocationofallfacilitiesandservices Heightlimitationsandset backs Identifyingurbandesignobjectives Zoningandlandusecontrols Designatedactivitydistricts Transportationissues Heritagedistricts EnvironmentalImpacts CommunityandCivicdesignissues v. RiskManagementPlanning vi. Scheduling BasedupontheresearchandreviewoftheinformationprovidedbytheOwner,toanalyzethe proposedprojectscheduleandtoprovide,totheowner,theassociatedimplications.schedules for: ProjectDevelopment CashFlowPlanningProjectPhasingordecanting(SwingSpace)strategiesinorderto maintainaclient soperationsduringchangestoanexistingfacility Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page8 2010Version1.0 2010 11 24
vii. UrbanPlanning a. Studiesofregulationstodeterminecodeandzoningconstraints,urbandesignobjectives andcommunityissuesrelatedtoaproject. b. Officialplansandcommunityplans c. Zoningandlandusecontrols d. Designatedactivitydistrictswithincities e. Transportationissues f. Heritagedistricts g. Communityorganizationsandconcerns h. Civicdesignpanels 3.2 AUDIT&SURVEYSERVICES i. AccessibilityAudit ii. FacilitiesConditionAudit a. Level1FacilitiesConditionAudit ALevel1FacilitiesConditionAuditisprimarilyusedtodeterminethecurrentvalueofthe buildingandproperty.itisacursoryoverview,whichincludes: Onlyabroaddescriptionofcomponentsandsystemswitharelativelysmallamountof detail, ClassDcostestimatesforthemajorsystems(Architectural,Structural,Mechanical, Electrical,AccessibilityandSite)sufficientindetailtodetermineorderofmagnitude estimatesrequiredtobringthefacilitiesuptocurrentcodesandstandards. b. Level2FacilitiesConditionAudit ALevel2FacilitiesConditionAuditisthemostcommonapproach,asitistypicallyusedin thedevelopmentofabuildingmanagementplan(bmp).itisamoredetailedaudit,which includes: Adescriptionofeachbuildingcomponentand/orsystem,alongwithanassessmentof itsconditionanddeficiencies Evaluationsofexistingfacilities,including;BuildingEnvelope;Mechanical,Electricaland StructuralSystemsandInteriorfinishes LifeCycleCostprojections CodeComplianceandBuildingCodeissues Aprojectionoftheprobableremaininglifeexpectancyofeachelement ClassDcostestimatesforeithertheRepairortheCapitalReplacementofeachbuilding componentand/orsystem Aclassificationofthe urgencyofattention recommendedforeachrepairandcapital Replacementitem,bycategorizingtheirpriorityinaccordancewithOwner requirements. c. Level3FacilitiesConditionAudit A Level 3 Facilities Condition Audit is the least common approach used, as it is usually required for very special projects, such as major heritage restoration work or if a building Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page9 2010Version1.0 2010 11 24
has to be dismantled and reconstructed or relocated. It is a very detailed audit and inventory, which, in addition to all the requirements of a Level 2 Audit, usually has very specific customized requirements, such as; an assessment of functional adaptability; an assessmentofexistingstructuresandtheiradaptivere useforthefuture,etc. 3.3 ANALYTICALSERVICES i. AccountingandFinancialAnalysis FinancialStudiesidentifying: Capital,operatingandmaintenancecosts Sourcesofrevenues,includingfundstooffsetcapitalandoperatingcosts ii. BuildingDevelopmentOptionsAnalysis ABuildingDevelopmentPlanisapplicabletoprojects,whichinwholeorinpart,proposetofituporupgradespacewithinanexistingfacility.ItisessentiallyacombinedTechnicaland FunctionalAnalysis iii. ConceptDevelopmentAnalysis BasedupontheinformationprovidedbytheOwner,toundertakediagrammaticstudiesand documentreviewinsufficientfashion,soastoprovidethedegreeofanalysisandcomment required. iv. Specific fitoptionsanalysis ASpecific fitoptionsanalysisisapplicabletoprojects,whichinwholeorinpart,proposestofituporupgradespacewithinanexistingfacility.afunctionalprogramisgenerallyrequiredprior tocommencingthedevelopmentofaspecific fitoptionsanalysis.aspecific fitoptionsanalysis assessestheexistingaccommodationpotentialoftheexistingfacilityby: Describingthecurrentuse,areasandtypesofareas, IdentifyingtheBuildingUsersandOccupants, Developingstrategiestoimprovetheexistingaccommodationeffectiveness Assessingthe: o Potentialmaximumcapacityoftheexistingbuilding, o Potentialtoaccommodatecurrentandfutureneeds, o Functionalaccommodationoftheusersprograms, Determiningthefunctionalinadequaciesanddeficiencieswiththeexistingbuildingby assessing: o o o o Life&safetydeficienciesthatareapparentintheexistingbuilding, Shortandlongtermsuitabilityandsustainabilityofallbuildingcomponents. SuitabilityofexistingbuildingsystemstomeetUser srequirements Thebuildingfunctionsforefficiencyandeffectiveness Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page10 2010Version1.0 2010 11 24
DevelopingSpecific fitoptionplanstodetermineiftheexistingspaceissuitableandifthe functionalprogramrequirementscanbemetwithintheexistingfacilities. ThisisaccomplishedbylayingouttherequiredComponentGroupPlansinavarietyof differentconfigurationsandapplyingthemtotheexistingbuildingfloorplans. Ifthisstepconfirmsthatthefunctionalspaceprogramrequirementscanbemet,within theexistingspaceavailable,thenoptionsaredevelopedandtestedagainsttheprogram relationshiprequirements. Theoptionwhichappearstobethemostappropriateandefficientisusedasa demonstrationplantomovetothenextstageofdevelopment Developingastrategicimplementationplanforfeasibleoptions. IftheSpecific fitoptionplansdemonstratethatprogramrequirementscannotbe achievedwithintheexistingavailablespace,alternatesolutionswillthenbeconsidered indiscussionwiththeclient. v. TechnicalAnalysis Therearegenerallytwoareasoffocuswhereatechnicalanalysismaybewarranted: TechnicalAnalysisofexistingfacilities TechnicalAnalysisofoptionsfornewfacilities(includingadditionstoexistingfacilities) Forsiteswithmorethanonestructure,thetechnicalanalysisoftenincludesa combinationofbothtypes. ATechnicalAnalysisofexistingfacilitiesisatwo partprocess. ConditionAudit o ConductaConditionAuditofeitherall,orofspecificbuildingcomponentsand/ orsystems o PreparetheConditionAuditSectionoftheReport, OptionsAnalysis o Determineifthereareanyfeasibleoptions(otherthanreplacementorrepair) forresolvingthemajorproblemsidentifiedintheconditionaudit. o Conductacomparativeanalysisofthefeasibleoptionsagainsttherepairor replacementofcurrentcomponentsand/orsystems,addressingapplicable issues,suchas:functionalperformance,bestvalue(capitalcosts&life cycle costs),advantages&disadvantages,energyefficiency,scheduleofwork,health &Safety,Sustainability,Durability&Reliability,Risks,Impactonusers,etc. o PreparetheOptionsAnalysisSectionoftheReport ATechnicalAnalysisofoptionsfornewfacilitiesisalsoatwo stageprocess Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page11 2010Version1.0 2010 11 24
TechnicalOptions Gatherinformationonvarioustypesofavailablebuildingsystemsandmaterialsand conductsufficientresearchtodeterminewhichareappropriateforapplicationtothis specificprojectorbuildingtype PreparetheTechnicalOptionsSectionoftheReport OptionsAnalysis Conductacomparativeanalysisofthefeasibleoptions,addressingapplicableissues, suchas;functionalperformance,bestvalue(capitalcosts&life cyclecosts), Advantages&Disadvantages,Energyefficiency,Scheduleofwork,Health&Safety, Sustainability,Durability&Reliability,Risks,Impactonusers,etc. PreparetheOptionsAnalysisSectionoftheReport vi. EconomicFeasibilityAnalysis Toprovideservicesnecessary,soastodeterminetheviabilityoftheprojectwith respecttoeconomics vii. EnergyUseAnalysis viii. ValueEngineeringAnalysis ix. OptionsAnalysis x. RealEstateAnalysis Identificationandevaluationofpotentialsites Valuationoflandsandsites xi. SiteAnalysis Forapre selectedsite,toprovideinitialconsultation,inordertoassistinthe establishingofsiterelatedlimitationsandrequirementsfortheproject,reviewingand checkingthedocumentspreparedorprovidedbytheowner. xii. TechnicalAnalysis 3.4 SPECIALADVISORYSERVICES i. AgencyReview Toundertakepreliminaryconsultationswithappropriateagenciesinordertoidentifycritical, applicableregulationsandattitudestowardstheprojectconcept.theseservicesapplyto applicablelaws,statutes,regulationsandcodesofregulatingentities. ii. BusinessCaseDevelopment iii. HistoricalResearch HistoricResourceOverviews,HistoricResourceImpactAssessments ConservationResourceManagement DefiningtheHistoricPlace,HeritageValueandCharacterDefiningElements Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page12 2010Version1.0 2010 11 24
iv. ManagementConsulting v. MarketResearch Marketstudies,whichforecastdemandandalsorealestatemarketvalueofa completedproject Demographicstudiespredictingdemandandpossibly,preferencesandlifestyletrends Toprovideservicesnecessary,soastoundertakethedeterminationofthemarketability oftheproject. vi. OwnerSuppliedDataReview Atthestartoftheprocess,toreviewandcoordinatedatafurnishedfortheprojectby theownertoundertakesitevisitsrequiredtoconfirmcriteria,toadvisetheownerin obtainingexistingtitleinformation,contractingforsurveys,surfacesitedataandsubsurfacesitedata. vii. ProgramReview BasedupontheresearchandreviewoftheinformationprovidedbytheOwner,to analyzetheproposedprojectprogramminginformationandtoprovide,totheowner, theassociatedimplications. viii. RezoningApplications Toprovideservicesrelatingtoresearchanddocumentationasmaybenecessary,soas toassisttheownerwiththerezoningoftheselectedsite ix. Presentations Topresenttheanalysisandrecommendationsresultantofthepre designphasetopreselectedownerrepresentatives Toprovidepresentationmaterialandformalpresentationstogroupsandindividuals otherthanthoseasinitiallyagreedtobytheowner. Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page13 2010Version1.0 2010 11 24
4. OPTIONALADDITIONALSERVICES 4.1 COSTCONTROL(COSTESTIMATINGANDQUANTITYSURVEYING) BasedupontheresearchandreviewoftheinformationprovidedbytheOwner,toanalyzetheproposed projectbudgetandtoprovide,totheowner,theassociatedimplications 4.2 VARIABLEFORCONSTRUCTIONMANAGEMENT Many projects in Alberta have a different approach to construction procurement from the traditional Design Bid Build or Stipulated Sum approach used as the baseline in Schedule of Recommended MinimumPercentageFeesforBasicServicesincludedinPart2as3.3.Amodificationofthetraditional approachisfast trackconstructionmanagement.thisprocurementmethodisfairlycommononlarger projectsandoftenincludesafast track,multiplebidpackageapproach.thedesignteamisrequiredto prepareandcoordinatemultiplebidpackages. RECOMMENDATION:Itisrecommendedtoaddanadditionalfeeintherangeof0.1to0.5%of ConstructionCost,dependantonthenumberandcomplexityofbidpackages,tothebasicservicesfee. 4.3 LEED AnoptimumLEED projectshouldhavethecoordinatingprofessionalastheleed AP.TheCAAand CEAencourageclientstoengagetheirLEED teaminthisfashion.asarchitectsandengineers,wehave the experience of project delivery from design through construction. This enables us to bring our full knowledge and experience to bear when serving as LEED administrators. The following is the Basic ServicesforLEED Administration. ReviewthedesignforLEED certificationfeasibility IdentifytheappropriateLEEDratingsystem.i.eLEED NC(singleapplication/multiple)vs LEED CSvsLEED CIvsLEED NDetc. Identifyprerequisitesandcreditstheprojecthasachievedandclarifywhatneedstobedone wherenon complianceisanissue. Identifyandoutlinewhatneedstobedoneforadditionalcredits. IdentifyInnovationinDesignCredits CreateataskmatrixthatidentifieskeyplayersandtheirresponsibilitiesasrelatestoLEED designandcertification. Undertakemodelingifrequiredforparticularcredits ProvidesupportandassistanceinunderstandingLEED creditrequirements Providesupporttokeyteammembersinpreparinglettertemplates. Guideandmanagetheprojectteamthroughouttheentireprocess. ManagedtheLEED Onlineprocess. Reviewlettertemplatesandsubmittalsasrequested. Assisttheteaminrespondingtocommentsduringthereviewprocess. Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page14 2010Version1.0 2010 11 24
Fees for LEED Administration services varies depending on the complexity of the project, LEED certificationleveltargeted,sizeoftheproject,andthescoperequiredduringthecertificationprocess. Howeverfeescanvarywidelydependingonthesize,complexityortypeofcertificationsought. Amultiplebuildingoruniversityprojectwouldbetreatedverydifferentlythanasinglebuilding.Acore and shell office building in turn would be treated different than a hospital. Therefore fees can vary greatlydependingonthescopeoftheproject.thehigherthecertificationlevelsoughtthemorelaboris requiredinresearchingandmanagingtheadditionalcredits. The CAA & CEA recommend that LEED administration projects be carried out in two phases. This providesforabetterfeeanalysisandamoreaccuratealignmentwithscope.thetwophasesare: Phase1:Areviewandscopingphase DefinestheapplicabilityofLEEDcreditstoaprojectand determinestheamountofworknecessaryforcompletion. Phase2:TheLEEDadministrationphase. RECOMMENDATION:MemberfirmsstatethattherangeoffeeswouldbebetweenTBDsubjectto confirmationafterphase1. 4.4 MEASUREDDRAWINGSANDMEASURED3DMODELS *Tobedevelopedforthe2011Edition 4.5 BUILDINGINFORMATIONMODELING(BIM) *Tobedevelopedforthe2011Edition 4.6 RECORDDRAWINGS&DOCUMENTATION *Tobedevelopedforthe2011Edition 4.7 P3&DESIGNBUILDPROJECTS P3projectsareusuallybuiltonthedesign buildprocurementmethodology;bothareaddressedonthe samebasishere.generallyspeaking,itisintheinterestofallteammemberstolimitcostsandservices provideduntilancommittedagreementisinplace,butinboththep3andthedesign buildapproachthe designbuiltteamisoftenrequiredtoprovidesignificantdesignserviceswithoutfullcompensationas partoftheoverallprocurementandbidstrategy.eachcasewillbeuniqueandwillneedtobetailoredto suitthescopeofservicesrequired,thesizeandcomplexityoftheprojectandtheamountoffeethe consultantteamisaskedtoputatrisk.theseguidelinesaddressthefeeissuesconcerningthecostand riskofwhatistermedthepursuitphase. GeneralGuidelinesprimarilyforP3andDesignBuildinclude: 1. Therearegenerallytwophases:apursuitphase(fromRFQthroughtosubmissionofbid)andpost pursuit phase (from bid submission to completion of project). The post pursuit phase is generally Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page15 2010Version1.0 2010 11 24
definedbytwosub phasesthattendtoblurtogether:thephaseaftertheteamhasbeenidentified asthepreferredproponentbutbeforefinancialclose(inwhichtheteamisstillatriskasacontract has not yet been established and during which changes to the bid submission are typically negotiatedonacompetitivebasis),andthephaseafterfinancialclose(inwhichtheteamisatmuch less risk as a contract has been established and changes can be defined as change orders to the contract). 2. A fee should be established in advance between the architect and the client (proponent) for the total work based upon guidelines found in Part 2. The total fee should identify the additional servicesforfast trackconstructionmanagementandshouldincludecoordinationofsub consultants andspecialtyconsultants. 3. Apursuitphasefeeisrequiredtoprovidebasicdocumentsforthedevelopmentofabidsubmission typicallysomewherebetweentheequivalentofsdandddlevelofaveragedocumentation.the pursuitphasefeeistypicallydiscountedbetween25and30%toremoveprofitandarriveatafee baseduponcostrecovery(costdefinedastotalcostinclusiveofpayroll,payrollburden,andoffice overhead). 4. Thepursuitphasefeecanbecreditedagainstthetotalfeetotheextentthepursuitphaseworkcan bere usedinthepost pursuitphasedesignwithoutrework. 5. Thepursuitphasefeemustbebilledandpaidastheworkisbeingundertakenandnothelduntil endofpursuitphase. 6. Asuccessbonusshouldbeincludedandshouldbetheequivalentof3xdeferredprofitfrompursuit phasetoaccountfordeferredprofitonsuccessfulpursuitplustocoverlostprofitfromunsuccessful pursuits assuminga1in3successrate. 7. ThesuccessbonusshouldbepaiduponfinancialcloseinthecaseofaP3. 8. Modifications to bid documents following pursuit phase (i.e. oncea team has been identified as preferredproponent)butpriortofinancialcloseshouldbeconsideredasanadditionalservicetothe pursuit phase fee. These additional service fees may be credited against the total fee if the additional services work can be re used and if the additional services advanced the original bid documentsratherthansimplymodifiedpreviouswork. 9. Othertermsshouldincludewaiverofliquidateddamagesbyallpartiesandtheuseofestablished contractssuchasccdcdoc15. Part3 DEFINITIONS&ADDITIONALINFORMATIONRELATEDTOA&ESERVICES Page16 2010Version1.0 2010 11 24