PROGRAMMING CONCEPT DESIGN: This phase identifies the project's background and justification; identifies the needed spaces, space use, types and quality. It also identifies the infrastructure needs, site amenities, special equipment, estimated budget and project delivery time line. Included is the identification of resources for maintenance and operation. If any existing space is being vacated due to this project, this phase includes the re-purposing of existing spaces.
PLANNING: This phase identifies participants; determines justification for the project, as well as identifies the project's scope, site, and identifies the financial sources.
SELECTION OF CONSULTANTS: This phase involves selecting the professional consultants needed to prepare the design, bid documents and administer project delivery. This phase is typically handled via an RFP, or Request for Proposal.
DESIGN CONSTRUCTION DOCUMENTS: This phase begins with schematic and design documents that result in the creation of the construction documents that are used to bid and build the project.
BIDDING: This phase selects from interested contractors to provide the construction price to build the project via the Capital or Small Public Works processes of bidding.
CONSTRUCTION: This phase involves building, installing, repairing or replacing items as required by the bid documents.
COMMISSIONING: This phase requires all systems be tested and balanced to check performance based on design criteria.
Substantial completion - some items are left to be finished (such as punch list items), but the project can be occupied and all warranties are started.
Completion - the project is 100% complete with all close out document and all submittals received.
WARRANTY: This phase runs generally one year after substantial completion to correct any deficiencies for all work, materials equipment.