An architect submits a drawing set for a mixed-use project to the AHJ for building permit plan check.
The AHJ is experiencing delays and estimates building permit approval will take 10 months. To make up for the delay, the owner distributes the same drawing set for competitive bidding and provides a 90-day review period for submissions.
The architect is concerned about the potential for plan review comments that may result in design changes and increased construction costs.
How should the architect address this concern?
The correct answer is; Include an allowance for future plan check revisions in the Division 01 specifications and allowance form.
Is it correct to assume that whenever a question describes scope for any portion of the work is unknown that the answer that mentions an 'allowance' would be the best answer?
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There are several ways to assist in cost estimation for unknown variables, but it depends what it is that is being accounted for. Typical types are unit prices, allowances, contingencies, and add alternates.
- Unit prices are good to estimate what the cost of work would be without knowing the full extent required (ex: $10/sf to replace defective sheathing in a wall)
- Allowances are estimates that can be relatively ball parked in terms of cost but the exact product, assembly, etc. is not pinned down yet (ex: $10k for millwork where the type of wood and appearance hasn't been finalized)
- Contingencies are carried as a method of planning ahead of conflicts in construction (ex: unknown moisture damage in a foundational wall and associated repairs required)
- Add alternates assist in budgeting for additional scope the owner may include at a later point in time or provide additional options that the owner is considering (ex: add alt 1 for metal cladding on the exterior vs masonry; add alt 2 for a new exterior addition on an existing building not included in the main scope)
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