June 1, 2011
Defining Deliverables: The Key to Making an IPD Project a Success
Project teams can talk all they want about how a project will be delivered through an Integrated Project Delivery (IPD), Early Contractor Involvement (ECT), or Design-Build process, but if the entire team does not understand what that means or what the expectations are as a result of these delivery models everyone could end up spinning their wheels. Wikipedia defines IPD as “a collaborative alliance of people, systems, business structures and practices into a process that harnesses the talents and insights of all participants to optimize project results, increase value to the owner, reduce waste, and maximize efficiency through all phases of design, fabrication, and construction.” In my opinion, the best way to manage this and achieve the desired outcomes is to set the expectations for all deliverables early in the process, particularly at the four major design milestones; Schematic Design, Design Development, Construction Documents, and Construction Administration. If this is in place, the path will be cleared for success.
Schematic Design Deliverable:
This is the opportunity for the team to restate the expectations established during the proposal or planning phase. The main components of the Schematic Design deliverable include restating the program, defining the base design, adding additional detail to the budget to firm up the targeted cost, identifying major design components that need resolution, establishing the protocol for BIM coordination, and establishing the design schedule.
Design Development Deliverable:
The Design Development deliverable is the point in the design process to confirm that all team members, including the owner, are on the same page. It should include the establishment of the final architectural floor plans and MEP system layouts, a detailed budget in comparison to the targeted cost, a listing of alternate design options, and a listing of unresolved programming and design items. The BIM coordination team can begin baseline design work, the construction schedule is developed, and to help manage the process; all sub trades should list major items that added to or deleted from the design and budget.
Construction Document Deliverable:
Construction Document deliverables are documents used by construction professionals and trades people to build projects, and establish final GMPs and contracts. Construction Documents include the MEP designs and specifications, alternative design items selected, trade contractor budgets, and a construction schedule. The Building Information Modeling (BIM) team can begin full coordination and clash detection. This is also the opportunity to develop efficiencies and remove waste from the building process before work begins in the field.
Construction Administration is the point in the project when all work is to be installed in accordance with the expectations that were set forth in the three previous deliverable phases. At the early stages of this phase, the BIM team will finalize the model to be used by the field employees for field installation and ordering of prefabricated components. The last planner schedule process can begin, and contingency funds are established and managed by the entire team. The team can then focus on construction efficiencies and reducing and eliminating waste from the building process.