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Building construction is an act of creation than begins long before the first shovel is placed in the ground. It begins with a statement of design intent, followed by creation of a performance program. Once these are approved, the process concludes with drawings and specifications then finally building commissioning during occupancy. Although simplified, below are some general guidelines:
- Statement of intent — A good statement of intent will clearly set forth the goals of the project, current and possible future uses for the building, as well as include a description of how building systems are to perform. Clearly defined goals and objectives here will help in the bidding process later on.
- Performance program — The performance program is the strategy for implementing the goals established by the statement of intent, such as budget, space planning, integrated building systems, and other specific needs. It will also set performance goals for systems such as lighting wattage per square foot and include such amendments as elimination of toxic materials. Several building rating systems exist that can be used to write the performance programs, such as the U.S. Green Building Council's Leadership in Energy and Environmental Design or LEED rating system.
- Drawings and specifications — These record the design intent. Most design firms use the format created by the Construction Specifiers Institute (CSI). However, keep in mind that for high-performance buildings, you will need to add "integrated systems drawings" and supporting documents that will illustrate how different building components relate to and impact each other. Specifications that accompany the drawings must clearly explain the design intent, especially if a project includes unusual or innovative practices or requirements.
- Building commissioning — This is the process of ensuring that building systems such as air-handling equipment, security systems, and elevators are designed, installed, functionally tested and capable of being operated and maintained according to the owner's operational needs. Commissioning begins in the design stage and extends at least one year into the initial occupancy of the building. This process ensures that the building is operating as designed. It also saves building owners money by keeping equipment and building systems compliant with warrantees, prevents future excessive repairs, reconfiguration and replacement costs, employee absenteeism due to uncomfortable work environments with poor air quality, and frequent tenant turnover.
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