Construction Drawings and

Specifications
Once the team at Dezign 1 has worked with you in establishing your design
criteria, finalizing a space plan and establishing a design concept, we then
complete a Construction Drawing Package or Construction Package.

This document is a complete package outlining all the information needed to

have your project constructed just as you envision it. This document is used in
conjunction with outside consultants who provide information relating to
engineering requirements including:
 Architectural
 Structural
 Electrical
 Communications
 Mechanical

All Working Drawings are completed with the following

information:
 Key Plan Or Site Plan
 Demolition Plan (If Applicable)
 Furniture Plan
 Partition Plan
 Reflected Ceiling Plan
 Power/Communications/Electrical Plan
 Finishes Plan
 Construction details:
o Sections
o Elevations
o Specifications
o Door and hardware schedules
o General notes and specifications
 

If requested, we are able to assist you with the issue of the Construction

Drawings for Tender on your project. In such cases, we provide clarification of
issued contract documents to bidders in the form of addenda.

We shall participate in the bid review process, and provide you with
recommendations for the award of contracts to General Contractors or Trades.
When necessary, we will update all contract documents to reflect contractual
changes that may occur as a result from a tender process.

Specifications
In order for the Working Drawing set to be complete, we will define all
necessary specifications for your project. We will review all specifications with
you to ensure they meet your criteria. Depending on your project, specifications
may include, but are not limited to:
 Lighting Specifications
 Flooring and Finishes Specifications
 Door and Hardware Specifications
 Equipment Specifications
 Appliance Specifications
As someone working in the design and construction of MEP in commercial buildings,
you may have heard the term plan and spec. For example, you might see a specific job
described as a plan and spec job. Or if we’re talking about a new project opportunity, it
may be defined as a plan and spec bid. The term is common in the industry, but if you’re
just starting out, you might not be entirely sure of the meaning.

What does Plan and Spec Mean?         

Plan and spec is a method of commercial construction project delivery where design
drawings (or plans) are created along with written specifications (or specs) to further
describe the equipment and parts shown in the drawings.

The plan and spec method goes by many similar names, like planning and
specifications, plan and specifications, plan-spec, or the abbreviated P&S. There are
other names for the same method, like design-bid or design-bid-build. These terms are
used interchangeably, so you might see us use all different versions here in this article.
But don’t be confused – they mean the same thing.

Before a construction project begins, the Owner must decide on the project delivery
approach. Plan and spec is the most traditional approach, while newer methods like
design-build have been gaining traction. Each project delivery method has its own set of
benefits and challenges.  The main difference in methodologies is the alignment of team
roles and the timing of construction.

A Typical Plan and Spec Project

Although no project is “typical,” most plan and spec projects follow a similar team
organization and set project phases.

In a P&S project, the Owner will seek out two teams of professionals:
 Design Team – The design team usually includes MEP engineers, civil & structural
engineers, architects, and other consultants.
 Construction Team – The construction team is comprised of a general contractor, and
multiple subcontractors, such as a mechanical contractor.

The Owner may seek out additional consultants independent from the design and
construction teams. For example, the Owner may decide to hire a commissioning agent
to review the construction work. Or perhaps they may hire a third-party design review
team before giving the thumbs-up on the final designs.

Team Leadership and Communication

Each team is led by one of the subsidiary disciplines. This consultant is generally
referred to as prime, or the primary consultant and leader of the design or construction
team.
Traditionally, the architect is prime for the design team, and the general contractor is
prime for the construction team.

But that’s not a strict rule. Depending on the nature of the project, different disciplines
may be the prime consultant. For example, the MEP engineer could be prime while the
architect is a consultant.

The two sets of teams are hired and managed independently from one another. The
prime consultant on each team serves as the single point of contact between team
members and the Owner.

As a result, the prime has two project responsibilities: they are responsible for their
disciplinary work, as well as overall project management of the other disciplines and
communication with the Owner.

Team Responsibilities
In a plan & spec project, the delineation of responsibilities is quite clear.

The design team is responsible for producing a complete set of construction documents,
which the construction team uses them to build the project.

Project Phases
When using the plan and spec delivery method, the construction does not start until the
construction documents have been issued by the design team. That means there are
two principal phases of a plan & spec project: the design phase and the construction
phase.

Within each primary project phase, there are minor project phases. For example, the
design team will have key project milestones broken into design phases with names like
schematic design, design development, and construction design.

Pros & Cons of Plan and Spec

As a delivery method, plan & spec offers both advantages and disadvantages.

Advantages of Plan and Spec:

One of the biggest reasons Owners choose Plan & Spec is because construction costs
are more defined. After the design is completed, the Owner can send out the
construction documents for bid. Put more simply, the Owner will ask potential
construction teams to provide a price for the building as designed. Knowing the cost of
construction before breaking ground limits the financial exposure of the Owner. Or, at
the very least, it helps them understand the price to build the facility. In short, plan and
spec is a methodical approach that allows the Owner to stage costs and risks.
Plan & spec is also a logical choice for several other reasons:
 In-Depth Design & Analysis – For projects that require more time and attention from the
engineering team, plan and spec is advantageous. Because construction happens
separately, the project timeline typically allows for deeper thinking and additional analysis to
perfect the design.
 Design Collaboration – Plan/spec projects allow for enhanced collaboration amongst all
the design disciplines. Working together, individual designers can seek out synergies for an
optimal design.
  Creative Problem-Solving – Without construction teams waiting on an answer, the
design teams are not limited in solutions to design problems. Flexibility exists to change the
design approach entirely if it is warranted.
 Specialty Projects – If the project is full of many “firsts” or extra architectural challenges,
plan and spec is best. The team can tackle more challenging designs, like a net-zero
building or an intricate architectural design.
Disadvantages of Plan and Spec:
Every project delivery method has its downfalls, and plan-spec jobs are no different.

Most construction teams could talk your ear off about why plan & spec is an inferior
delivery method. To be completely transparent, the reason for this can be traced back to
revenue. Plan and spec projects are not always financially beneficial to construction
teams. Why? If they sell the Owner on the job at a specific price, there is immense
pressure to ensure that they are profitable at that fixed price. For every problem that
delays construction or requires extra time, the gross profit for the contractor shrinks. So,
it makes sense for a general contractor to recommend a delivery method that makes
them more money, even if it is not necessarily the best fit for the project.

Still, we recognize there are some disadvantages to plan & spec. They include:
 Length of Construction – Depending on complexity, plan and spec commercial
construction projects can take years to build. A “quick” plan & spec project could be 1.5
years, while some projects can stretch to five years or longer. So, plan & spec may not suit a
construction project that is intended to be a fast build.
 Troubleshooting Construction Problems – No matter how good the design, there will
inevitably be questions, changes, and problems once construction begins. Although all
teams strive to get along, the Owner will want to know which party caused the problem. This
can result in disputes amongst teams.
 Construction Quality for Low Bid – Unfortunately, many Owners opt to hire the
construction team at the lowest price. Although the lowest cost doesn’t always equal the
least quality, it often does. General contractors desperate to win work will bid at the bottom
dollar, and then hire the most affordable subcontractors they can find. As a result, the
building may not operate as the design team intended.
Plan and Spec Projects from RWB Consulting Engineers
RWB is known for our uncompromising quality on plan & spec projects. For over thirty
years, we have been delivering excellence in mechanical, electrical, and plumbing
design on P&S projects. Our experience, combined with our commitment to ongoing
learning, makes RWB the best choice for commercial building design projects in Texas.