Construction Documents

Let’s get technical this Tuesday… this Technical Tuesday, we will focus on CONSTRUCTION DOCUMENTS.

Construction Documents are plans put together by your friendly neighborhood registered interior designer, consisting of a dimensioned floor plan showing partitions, doors, millwork (cabinetry produced at a mill), reflected ceiling plan, finish plan, elevations, sections, partition types and any other minute details and specifications required to construct the interior and communicate the design of the space to the general contractor. We partner with MEP (mechanical, electrical and plumbing engineers) to design what goes on behind the walls and above the ceiling and to ensure everything works together. Sort of like the instructions you get with your IKEA credenza, only slightly more detailed.

For commercial interior projects over $50,000.00, it’s required to submit these plans to the Texas Department of Licensing and Regulation (TDLR) for an accessibility review.  Once the proper documentation is in place, the plans are ready to be submitted to the city for a thorough plan review and to acquire a building permit. 

Typically, if a project is under 5,000 SF and within the original footprint of the suite, it qualifies for a quick-turnaround permit and the general contractor may have permit in-hand within 7-10 days. 

Any projects over 5,000 SF, can be in review anywhere from 4 to 10+ weeks depending on city comments, scope and complexity. 

If YOU are considering a new interior project, don’t forget about the asbestos reports and qualifying for a change-of-use. Both of which can impact the overall schedule of your project. 

Next week: VALUE ENGINEERING.