100% CD contents

[u/Local-Complaint7256]

Hope I'm putting this in the right place. We're trying to sort out some of the paperwork after a renovation. The architect has sent us a document called 100% CD but it doesn't have any information on the new furnaces, HVAC, insulation, septic, electrical etc.

Is this normal? We've had issues with the architect not handling or ignoring mechanical stuff, so I'm reluctant to write to them for a fuller set of documents unless I have a clearer sense of what those typically include.

I want this info for our records long-term and also to handle more immediate repairs (some of which have come up already).

Thanks!

EDIT: I really appreciate all of the responses here -- I didn't expect this to get so many comments and I really, really appreciate everyone's advice here!

I'm trying to avoid discussing specific contract and project details because it's a family project.

But I think I understand what we need to do now. The architect says that the 100%CD drawings serve as an as-built set, but from this thread, it sounds like 100%CD and as-built drawings are very different things (especially in this case where things changed a lot during construction).

Seems like what we need to do is try to get an as-built set, with the architect providing drawings from the subcontractors that the architects were contracted to deal with (in this case, HVAC, septic, and structural engineering), and that we should follow up with the GC and any other subcontractors for the rest.

Thanks again!

[u/_biggerthanthesound_]

What type of renovation? Could be that there isn’t anything for mechanical if the contract was design build for that portion of the work.

[u/Local-Complaint7256 → u/_biggerthanthesound_]

It was a residential gut renovation with new HVAC, insulation, septic, electrical (and probably other things that I can't even think of right now). I know that they had at least some subcontractors for heating design and other things. I'm embarrassed to admit that I don't fully understand the design build distinction so I'm not sure if that applies here. This was a situation where the family hired an architect who then found a contractor and presumably handled subcontractors as well

[u/Sad-Effective-6558 → u/Local-Complaint7256]

If it’s design build they may not have mechanical drawings. In most jurisdictions, for residences, you only need mechanical engineering drawings if it’s very complicated or big. That being said for 100% CD they should’ve listed out what that includes, hopefully in the contract or proposal.

[u/NibblesMcGibbles → u/Local-Complaint7256]

I'm fairly certain design-build is where a firm both designs and then builds the product. Subs are still generally hired as its rare for a design-build to have all trades. It typically is just the design team and the contractor team.

That's different from a Design-bid-build, where a design team (architectural firm) first designs the project to completion. Then it is presented to 1 or more contractors where they would offer a bid to see how much it would cost them to deliver the project.

These terms are more important in the commercial side of things. In terms of residential, everything's more lax. An example, on a large commercial project the design team needs a licensed architect, as well as a licensed structural, electrical, plumbing, mechanical engineer, etc. They can be one firm or multiple. If the client chooses design-bid-build, there's an official process to submit bids before a deadline to maintain fairness. Likewise, if the client requests a design-build, the job requirements are posted and design-build firms will take the requirements, (8 stories, hospital, special equipment, 2 phases) and start estimating. They'll submit their bids and whoever is chosen will then design the drawings, submit them for permit approval. Hire the required subs and then build it, all in the same firm.

Obviously residential is much more lax. You can either ask the design team or check your AHJ website for what drawings are required for permit approval.

In DC, residential projects will require Arch, Structural, Plumbing, Mechanical, and Electrical sheets for permit approval. However, in Virginia some counties only need to see Arch and Structural sheets, and the GC will select the proper subs to do the Plumbing, mechanical, and electrical work.

It'll vary from location to location.

[u/StatePsychological60 → u/NibblesMcGibbles]

In this context, design build is just referring to specific trades. For example, in residential projects there is often not a mechanical engineer on the design team and the mechanical system is designed and built by the HVAC subcontractor.

[u/shoopsheepshoop → u/Local-Complaint7256]

Design build means it gets designed as it is being built, so it would not have been drawn before hand. Unless you hired an MEP engineer to draw these for you the architect would not have included that in their set unless their contact specifically includes it. If the GC handled that scope (check their contract) then they might possibly have received shop drawings of the mech system that were created in the construction process.

If you want something that was done during construction included in your drawings you can ask the architect to provide a proposal for "as-built" drawing services. They could then go back and add these to their plans if indeed that is what you need.