Plea: But, but… we are simply “facilitators of our client’s dreams”. They made us do it. Honest!
Defense: Our designs are predicated on the following:
- Function
- Flow
- Space utilization
- Efficiency
- Productivity
- Client tastes
- Budget*
Value Engineering:
Since most projects are influenced by budgetary constraints, it is imperative that our clients have the opportunity to select finishes and architectural appointments that will be representative of their
quality of care- yet financially manageable. This is accomplished by value engineering- or cost/quality comparatives. For example, counter surfaces can be constructed with plastic laminate, solid surface (i.e. Corian) or stone. All will look great. But, more often than not the more costly products and details are chosen.
EXAMPLE ONE:
The facility on this project only offered windows on one side of the building. With good sense, the client chose to have the treatment rooms face in that direction. Since we also needed to provide privacy between the treatment rooms and the reception area, the only way that we could provide natural light to the internal
space would be through an interior window in an fixed partition; known as a “borrowed lite”. Among the variety of options were the vinyl-clad, acrylic “glass block” show in the photos. The “glass” measures ½’ think. However, from each side the windows look like conventional glass block. With the inclusion of radiused corners, the windows look great. However the cost was a fraction of the cost to construct a glass block separation, and the windows served as a perfect sound barrier.
EXAMPLE 2:
It is a fact that based on first impressions; the expectation of the initial impression will persist, if supported with a similar tone. Since the featured project included land purchase, a new building with leasable space and equipment, we had to be conservative in our proposal to create a first-class image. Although the reception/
greeting area is nicely appointed, it was created economically. For example, the etched glass is actually an applied film on clear glass- un-discernable to the eye. Also, what appears to be a “raised panel” façade is simply two sheets of stained plywood with square-edged wood trim. That detail is carried onto the counter surface. The ceiling features recessed cove lighting in a boxed soffit. But with the inclusion of a conventional, recessed ceiling, the
access to framing and lighting is simple. Therefore the construction costs were quite reasonable.
Having created a favorable “first impression”, we simply had to create a similar vision throughout the rest of the office. The transaction counter in the departure features a plastic laminate surface. But, since it blends all of the surrounding finishes, it looks first-class. We also created a “stepped soffit” on a “shoe-string” by simply layering the drywall. The effect is as dynamic as if it were framed and sheetrocked at distinctly different heights.
EXAMPLE 3:
By admission, we do create “high-end” offices… on request. The photo shows a serpentine, wood veneer reception desk with inlaid glass tiles and solid surface transaction counter. Those contours are
mirrored by curvilinear, drywall soffit with recessed cove lighting. We are simply “facilitators of our client’s dreams”. What’s your preference?
Conclusion:
The majority of our clients choose the finer appointments. Perhaps that is why they are among the most successful dentists in the United States. We are very proud of our contribution to those statistics
Would you like to save $40,000- before you start?
We do this for our clients on a regular basis.
Based on the fact that our client was intending occupancy of a newly-constructed, Class-A office building in a vital and active commercial district, he felt that a feasibility study wasn’t warranted; but reluctantly agreed to proceed. The structure is a two-story, 20,000 square foot (10,000 per floor), “L”-shaped building. At the time, the only occupant was located on the ground floordirectly below the suite that my client had selected [photo similar to client structure]. Admittedly, the angled front of the building was appealing- as was the view of the surrounding business community from the second floor suite. However, hidden in the beauty were two mitigating factors:
1.The highly glazed suite had both a southern and western exposure-, which would have created a “heat-load” on those sections of the building; not tomention the oppressiveness of afternoon sunlight.
2. The acute angles created by the perimeter walls created a challenge for strategic placement and ideal usage of the interior space. Although we pride ourselves with the ability to maximize every square inch of space, there’s only so much you can to with a diminishing dimension.
As compelling as these factors were, they could be managed, and would not be “deal-breakers”. However, a much greater but less visible condition loomed. Clearly, the majority of plumbing and electrical service in a dental suite is run under the floor of the office; which is, of course above the ceiling in the suite below. Since, it would be necessary for the tradespersons to gain access to the lower-level suite, we visited that business to determine if there were any challenges present. We discovered that the ceiling was entirely sheetrocked and was detailed with architectural appointments, like soffits and crown molding. Additionally, all of the lighting fixtures were recessed and/or surface-mounted track lighting. It would have been impossible to penetrate that ceiling and maintain occupancy of the suite. Un-phased by the discovery, my client declared that we would simply elevate the floor in his suite, and run all of the utilities above the existing floor. Having done that for another practice in Boston, I expressed that the floor could be constructed as proposed. However, it would have been an extremely costly endeavor- approximately $40,000 costly. Those expenses included: framing, decking, ramping, railings, etc.
Additionally, the encroachment of the ramp and other architectural barriers compliances would have consumed over 200 square feet of otherwise useable space. Those implications were exacerbated by the position of the suite by virtue of its adjacency to a stairwell and demising wall to the neighboring suite. In short the space was somewhat pie-shaped- the entry being the narrower portion. Since the space was large enough to necessitate two means for egress to comply with life-safety regulations, there were additional design challenges needed to accommodate the ramp. For example, by code, the egresses must be a defined distance apart from each other. Based on that knowledge, we evaluated another suite on the same floor. Not only did that suite offer equivalent amenities (except for the angled walls), it featured a “land-locked” space that was created by a base-building condition. That space was approximately 40 square feet, and could not be defined as leaseable space. But, it certainly could be used for dental equipment and storage. The client had been slated to sign the lease for the angled space on the following day. The lease was signed- for the alternate suite. Our feasibility service was completed in one hour. The lesson here is that there are dozens of mitigating factors that may not be apparent to the un-trained eye. We highly recommend that every opportunity- lease or purchase- be evaluated by a professional.
Oddly enough, it’s not the fine print to which you are vulnerable
It would require the text equivalent of “Gone With The Wind” to
adequately describe the details necessary to execute an average dental office construction project. As a result, most contracts- including the AIA [American Institute of Architects] document, defer the “description of services” to the respective construction documents, AKA: drawings, plans, etc. The dreaded fine print in the construction contract, although duly worthy of scrutiny and evaluation, is simply additional legalese intended to protect one or both parties in the agreement. Eyes wide open: no harm, no foul.
So if the answer is right there in big bold print: Construction jargon, both large and small print- is only an agreement stating that your contractor will “provide… in accordance with the services to be provided is “‘doc-u-ment: [is] an original or pages containing dream-inducing images of your future office- formerly referred to as benign “plans” or “drawings”- will heretofore to be known as “exhibits of the contractual agreement”. And here’s the kicker: The author of those documents is not a required signatory on the contract.
In most cases there is no agreement. This often results in costly change-orders. Yes, change-orders are sometimes unavoidable. But,
they should be limited to things like unforeseen site conditions- not to be the expected norm. I’ve witnessed projects that grew by as much as 30% in cost overruns- that’s $90,000 on a $300,000 project, and 98% for those costs were predictable, preventable or at least known potentials to be included in the construction cost proposal. No excuses.
We were recently asked to review plans that were prepared by another firm. The results of that review, although daunting, are immaterial. But, I will note that the first sheet in the set of drawings contained a large text table listing services, dates and trades- for change-orders*. Talk about your “red flags”. Also, visible in blazingly bold print were disclaimers exempting the designer from the responsibility of anything from building and life-safety code
compliance to construction detail- deferring them to be addressed in the field or “by others”; thereby placing the bulk of responsibility on the contractor. But, despite this complete communication and budgetary disconnect, the client was prepared to sign a construction contract that left them vulnerable to extensive additional costs. Close call.
Analogously, construction is much like dentistry. Both will have a superior result when thoroughly prepared and detailed. So, I would like to site an example of the deficiencies that are quite common in construction documents. The drawings referenced above did note that a backflow preventer should be installed “per code”. That would be perceived by many lay people as having met the obligations associated with compliance and inclusion as a budgetary line item. The fact is that the directive did not include: location [at water source/inline to defined locations]; whole-house or dedicated run; size; manufacturer; model number; associated plumbing specifications [hard-plumbed/air gap/vacuum breaker]; testable/non-testable; also some towns require more than one. The cost differential could easily span costs of predictable, and preventable, cost overrun. Professional design fees are fractional by comparison.
Besides construction details like those noted above, it is vital that all materials be defined in advance. This is necessary for two budget-related reasons: 1. The cost of the products have an obvious impact on the budget; 2. The labor associated with the installation of different products can vary significantly. This information is typically provided on the drawings and are referred to as construction lighting and finishes, at the very least. This data takes the guesswork out of construction cost estimating, and aids in the process of value-engineering (substituting a similar product of a lower cost) if needed. For example, a door schedule will contain the following: height; width; thickness, detail (flush/raised panel/inlay/glazed) construction (hollow-core/solid-core) species; stain/finish; lights (glass- full/partial, divided); type of frame (wood/metal/etc.); direction of swing, type and finish of hardware; rating (fire protection). The cost differentials can range in the thousands of dollars. You may have wanted cherry or maple doors with a distinctive grain. But, the budget may only allow for standard Douglas fir. Imagine first-class dentistry in an average facility. Oh! That’s what you’re moving from.
So, that brings about another irretrievable forfeiture- quality.
Besides accommodation for growth and improved operational function, the most desired result is the achievement of an enhanced professional image- The “wow” factor. If you plan and budget for a granite transaction counter (as opposed to plastic laminate) it is likely that the cost would be quite manageable; particularly if other products and services provided in the contract are valueengineered [if necessary] to make that accommodation.
Clearly your attorney will protect you from the potentially harmful legal vernacular of the contract with the general contractor or construction manager. But, who is governing the content of the construction documents for the actual services that the contractor has agreed to perform? No one. But, all costs are yours to absorb- because you agreed to pay for them; whether by definition or by tacit acceptance of the designer’s documents. In a nutshell, you
have given the designer a blank check to spend as they see fit with no accountability or remorse. There is very good reason and practicality to hire a professional. They are the only ones who are capable of actually defining and managing your project and the associated costs of development.
A footnote to hiring a professional designer- make certain that they are not deferring any services like MEP (mechanical, electrical and plumbing) to a third party. It is essential that the designer have a full and articulable understanding of all equipment and associated construction materials and services. Without that knowledge, they will be unable to effectively control and manage the project.
Please note that most of the contractors with whom we have worked are honest, hard-working and accommodating people. Regardless, they are in business to make a living, and can’t perform their services for free. Consequently, if additional work is required as a result of missing or insufficient information, they are entitled to be compensated for that work. That’s the good news. For that small percentage of unscrupulous contractors- caveat emptor!
Lastly, the contract to which your attorney’s attention should be directed is the one between you and your designer. Paramount within that agreement are two major concerns: 1. Beware of disclaimers- professionals “own’ their work. 2. Request verification that they are capable of providing the necessary construction details that will allow you to establish and adhere to a budget. Take heed, and God-speed. schedules; which includes door, window, plumbing,
Garrett Ludwig founded Diversified Design Technologies Inc. in 1971. The company has specialized in the design and construction of private-practice, health-care facilities since 1975. During that time, Garrett has designed more than 300,000 square feet of professional office space. He has a U.S. patent on his emergency services “crash cart” design. Ludwig has shared his experience in dental office design in numerous trade publications, and continues to lecture on the subject throughout the United States. He can be reached at (800) 622-5563 and garrett@designrx.biz. Visit his Web site at http://www.dentaldesign.pro/. or LinkedIn: http://www.linkedin.com/in/garrettludwigcontractual fine print is essentially harmless, you might ask how you might otherwise be vulnerable. TheDocuments. The signed contract itself- replete with its legalconstruction documents” and you will “pay…”[and pay, and pay]. As such, the actual contract for thecontained in the Construction Documents. To wit, according to Merriam Webster aofficial paper relied on as the basis, proof, or support of something.” Those prettythree-party communication (client, contractor, designer) prior to the signing of the twopartyseveral hundred dollars. That’s just one small, but costly, example of a very
Behold: The Construction Contract
