The Construction Documents Phase: Why it Matters
The Construction Documents (CD) phase is one of the last steps in the architectural design process before the shovel goes in the ground. Building on the work completed during Design Development, this phase focuses on finalizing and refining the drawings and specifications to ensure they are ready for construction and entering a contract with a general contractor. In this phase we turn the design solutions into well-coordinated, detailed, and technically precise documents that contractors will use as a set of instructions to build the project. During this stage, the architects lead our team of engineering consultants and, often the general contractor, in a collaborative process that aims to resolve outstanding details, integrate building systems, and ensure compliance with regulations — all while keeping the project on schedule and within budget.
construction document – page turn sheet list
Start with a Page Turn with Client, Team, and Consultants
The first step in the Construction Documents phase is a “page turn” review. This involves all relevant parties—architects, consultants, and sometimes the client, going through all the drawings and documents together to identify any issues or questions that need addressing or clarification. This review session helps ensure that everyone is aligned and allows for any remaining concerns to be raised and resolved. This session can take a couple of hours, but it’s well worth it as the more thorough and collaborative this process is, the smoother the subsequent steps tend to be.
Key Actions:
Review the drawings with all relevant stakeholders
Identify any issues or concerns and the party responsible for resolving them
Confirm that the project direction and timeline /deadlines are clearly understood
Address Permit Comments and Incorporate Changes
During this process we are also tracking and addressing permit comments as the come up. At the end of design development, we have submitted to the authority having jurisdiction (AHJ). In DC this is Department of Buildings (DOB). There are also sister agencies that have oversight on some projects, like the Department of Energy and Environment (DOEE) and the DC Department of Transportation (DDOT). Other jurisdictions have other similar departments. The permitting office will review the drawings and provide commentary. During this phase the architect and engineering consultants address these comments, making any necessary revisions to the drawings. These changes can range from minor updates to more significant modifications. Thoroughly addressing permit comments helps prevent delays and ensures a smoother approval process. Our office will often manage the permit processing ourselves, but some architects and owners prefer to utilize third party permit management companies (sometimes referred to as “permit expediters”).
Key Actions:
Review permit comments and make necessary revisions
Manage our consulting teams to make sure they address any relevant comments
Manage the permit administration process
Update the drawings based on AHJ feedback
Value Engineering as Design Development Pricing Feedback Comes Back
If pricing feedback from the Design Development (DD) phase indicates that project costs are higher than expected, adjustments can be made at this stage. This might include simple substitution of materials or vendors, modifying finishes, or exploring alternative construction methods. Making these changes during the Construction Documents phase, rather than during construction, helps keep the project on budget and prevents costly last-minute modifications. However, if the revisions are significant, then the architect or consultants may as for additional services to compensate for the time associated with the revision and coordination of documents. This is why we try to keep the project on track by getting pricing feedback in the early phases of the project.
Key Actions:
Analyze pricing feedback from the DD phase
Identify opportunities to reduce costs without compromising quality
Adjust the design, drawings, and specification as needed
Coordination and Clash Detection
One of the most important aspects of the construction document phase is ensuring that all building systems—HVAC, electrical, plumbing, and structural—work together without conflicts. This is where “clash detection” comes into play.
construction documents – coordination
Clash detection is the process of identifying conflicts between different building systems. For example, ductwork might interfere with plumbing lines, or a structural post might prevent switches from being in the ideal location. Identifying and resolving these issues in the CD phase prevents costly rework and construction delays. We use Revit, which is BIM software, for our projects which allows for modeling these elements and performing these coordination processes in three dimensions. ArchiCAD or Vectorworks are similar products. For larger projects some architects utilize sophisticated software like Navisworks. But sometimes this process is just an old-fashioned review of drawings and doing overlays of two-dimensional drawings. Bluebeam is great tool for this. Close collaboration between architects, engineers, and consultants is essential during this phase to ensure integration of the systems.
Key Actions:
Work with consultants to detect any system clashes
Model all structural, mechanical and plumbing elements in our BIM program
Resolve conflicts between these systems
Ensure systems are well coordinated before construction begins
construction documents – kitchen details
Detailing the Design
The final step in the construction documents phase is final detailing. This involves refining and specifying almost every element of the project. This can range from how base trim turns a corner to how windows are framed or how tile patterns align. Clear detailing ensures that the construction team understand the design intent and can execute it accurately. At this stage, special attention is given to sightlines, material transitions, final lighting placement, and cabinetry, trim or millwork details. Thoughtful detailing enhances the overall quality of the final product.
construction documents – exterior details
Key Actions:
Refine details such as trim profiles, cabinet details, final finish and material selections
Specify elements like tile patterns, paint colors and finish, final stair detailing, and cabinetry alignments
Ensure construction documents clearly convey the design intentions
Deliverables: Drawings and Specifications for the Owner/Contractor Agreement
The culmination of the CD phase is a comprehensive set of drawings and specifications that serve as the foundation for the Owner / Contractor Agreement. We typically recommend the American Institute of Architects (AIA) Contract Documents and most often the A105 or the A101. We usually recommend a stipulated sum (i.e. fixed fee) contract based on the drawings and specification documents produced in this phase. These documents are referenced in the contract and are binding.
Schedule and Milestones
The timeline for the construction documents phase varies depending on the project’s size and complexity. For smaller projects, such as residential homes, this phase may take around eight weeks. Larger commercial or multifamily projects could require ten weeks or more.
This phase often runs parallel to the permitting process, allowing some tasks to proceed simultaneously as permitting can take a significant amount of time. Coordinating these efforts efficiently helps maintain project momentum.
Conclusion
The Construction Documents phase is a critical step in creating the documents for the successful execution of a building. By carefully conducting page-turn reviews, addressing permit comments, incorporating value engineering, coordinating building systems, and finalizing details and finishes, the project is well-prepared for construction. Though this phase requires a lot of attention to detail and a significant amount of time, it lays the groundwork for successful final product and that construction proceeds smoothly.
