Introduction to the Building Life Cycle
In today’s blog we’re going to talk about the construction building process from start to finish better known as the building life cycle so let’s go.
Initial Steps: Land Acquisition
Every construction project both large and small is different so the process will vary. For today we’re just going to be talking about ground-up construction, which simply means a new building being built on a plot of land. The process actually starts out with an existing landowner, otherwise known as a seller, as well as a buyer who can either be individuals or corporations.
Surveying and Title Verification
The existing landowner and the buyer settle on a price including conditions of the sale. As part of the sale, a title company is typically engaged. The title company provides information summarizing prior ownership and ensures that there are no liens on the land itself. The buyer should also complete an ALTA survey, which stands for American Land Title Association, conducted by a licensed surveying company.
Engaging an Architect
Prior to or during the purchase of this land, an owner will typically engage an architect. This can be an architectural firm who solely produces the construction documents or a design-build firm that handles both the design and construction processes. The architect not only designs but also helps facilitate, answer questions, and oversee the contractor throughout the remainder of the construction process.
Geotechnical Engineering and Soil Analysis
After the sale of the land but before the design is finalized, the owner should engage a geotechnical engineering company. Their job is to provide information on the suitability of the subgrade soils to ensure that the future building isn’t going to be built on unstable land.
The Design and Bid Phase
The architect progresses through phases of design iterations, producing schematic designs, design development drawings, and finally, construction contract documents. Once complete, the owner engages a general contractor (GC) or construction manager (CM) for the bid phase. This involves collecting bids from subcontractors to cover all aspects of the project scope.
Pre-Construction Phase
The pre-construction phase involves estimators, schedulers, and project managers compiling documents to ensure the project is set up for success. Owners often interview GCs or CMs to ensure alignment with their expectations. Contracts are finalized, including the project cost and schedule.
Permits and Approvals
The architect submits the finalized construction documents to the city, county, or state for permit approval. Permits are essential and outline when a contractor must call for inspections. These inspections range from foundation checks to electrical, plumbing, and final building inspections.
Submittals and Material Approvals
Before construction begins, contractors submit product data, samples, and shop drawings to the architect for approval. This ensures all materials and methods align with the construction documents and specifications.
Site Preparation and Foundation Work
The construction phase starts with site preparation, including mass grading to achieve the correct topography. Excavation follows for footings, foundation walls, and utility lines. Inspections ensure compliance with structural drawings and codes.
Structural and Framing Work
After foundations are set, structural framing begins. This may involve steel framing, wood framing, or cold-formed metal framing. Inspections are required before moving on to interior work.
MEP Installations (Mechanical, Electrical, Plumbing)
Electricians, plumbers, and HVAC teams install conduits, pipes, and ventilation systems throughout the building. Inspections ensure everything meets code before closing walls and ceilings.
Exterior Work and Enclosure
Simultaneously, exterior work like roofing, paving, sidewalks, and landscaping progresses. Enclosing the building protects interior materials from weather damage before finishing begins.
Interior Finishes
With climate control in place, interior finishes like painting, cabinetry, flooring, and doors are installed. The goal is to ensure materials are set in ideal temperature and humidity conditions to prevent warping.
Final Inspections and Commissioning
MEP contractors perform system start-ups and commissioning to ensure equipment works properly. Final inspections from both MEP trades and the city occur before the occupancy permit is issued.
Project Closeout
The project concludes with the architect issuing a substantial completion letter. The contractor provides a closeout package, including owner manuals, maintenance data, and training for building operation. Final payments are made, and the owner takes full control of the building.
Conclusion
So there you have it — the building life cycle from start to finish at a high level! If you stuck around for the whole video, I appreciate you so much. Please share this content with anyone who might find it helpful, and don’t forget to drop your video suggestions in the comments below. As always, be better, build better, and bye for now!
