Constructability Explained: Reviewing Designs for Building Risks

From the Guggenheim in Bilbao, Spain, the Walt Disney Concert Hall in Los Angeles, to 8 Spruce Street in Manhattan, Frank Gehry’s buildings are known for being one-of-a-kind, expensive, and beloved. His projects are also known for being delivered on time and on budget. 

It can be challenging to complete even the smallest projects on time and on budget. Gehry’s ability to complete some of the world’s most ambitious and prominent projects as promised is made possible largely through long, precise planning phases where every design decision is scrutinized before construction begins. The process requires input from owners and builders and reviews every choice to determine whether it can be built, how best to do it and exactly how much it will cost. In other words, Gehry is assessing constructability.

What is constructability?

Design teams are capable of imagining extraordinary buildings. Constructability is where artistry meets reality. Can the designs be built? Are there ways to do them better, safer, more affordably and with less environmental impact? 

Constructability is one of the most important considerations of preconstruction. Constructability analysis assesses whether a project can be completed and how to minimize the number of unexpected issues during construction that can lead to delays or increased expenses. Logistical constraints, material availability, site conditions and the efficacy of construction methods all have to be taken into consideration. 

Constructability vs. Value Engineering

Constructability follows a similar process to value engineering. Both methods involve general contractors (GCs) working with the design team to assess and refine construction plans. However, value engineering focuses on increasing a project's value. 

For example, a GC might evaluate a particularly expensive light fixture and find an alternative that’s similar but more affordable. On the other hand, a GC assessing a light fixture's constructability would ensure it can actually be installed and will function as expected or designed.

Constructability improves efficiency.

Many projects have formal constructability reviews, which are times when architects, engineers and contractors work together to evaluate and improve designs and plans. Everyone on a project team should be concerned with constructability, as increased constructability usually leads to decreased costs, reduced schedules and improved quality. 

However, it’s a particularly important consideration for general contractors (GCs), who are mostly likely to have the construction knowledge and experience needed to truly assess for constructability. GCs are also ultimately responsible for executing what’s in the plans, so they’re invested in ensuring intended outcomes can be achieved, whether that’s a towering skyscraper being able to support itself or ensuring there’s enough space to install individual pipes.

Ideally, constructability concerns are caught and addressed during preconstruction, but, realistically, they will pop up throughout the course of construction. As concerns emerge during the build, GCs might use requests for information (RFIs) to ensure they understand the plans and change orders to define and execute solutions that better serve the final outcome. GCs should also have a good understanding of change management to keep the project as close to on time and on budget as possible as changes are proposed and approved. 

Why Constructability Matters

Constructability analysis assesses whether a project can be completed and how to minimize the number of unexpected issues during construction that can lead to delays or increased expenses, such as logistical constraints, material availability, site conditions and the efficacy of construction methods. This type of analysis should lead to solutions that improve the final outcomes of the project, which might include:

• Reducing cost
• Reducing the project schedule
• Improving the quality of the finished project
• Improving the safety and security of the project
• Decreasing the environmental impact of the project
• Minimizing rework and rescheduling that needs to occur

Common Constructability Considerations

Assessing constructability is almost always about identifying where the plans for a project won’t achieve their desired outcome and finding solutions. However, constructability analysis and concerns change based on a number of factors, including the type of project, the owner’s vision and local building codes and regulations. Constructability concerns often mirror the priority of the project. Concerns about projects with tight timelines or budgets are more likely to be resolved quickly and more conservatively.

There are a few principles that usually help identify, assess and improve constructability on all projects.

The Constructability Review

Many projects will have formal constructability reviews, which are times when key stakeholders sit down together to evaluate design plans to ensure they can be built safely, effectively and efficiently. These reviews often happen during the design phase and include architects and engineers sharing their designs with the construction team for feedback. The reviews can take place over multiple days and are often led by someone with a deep knowledge of the project, such as an engineering manager or a construction manager (CM) representing the owner. 

Constructability reviews can sometimes feel like they add time to the design phase, but the idea is that they ultimately make the engineering and construction phases smoother and shorter because they bring those teams’ expertises into the process sooner. 

The review should take place when the design is complete enough that the construction team isn't commenting on elements that are likely to change, but early enough that the design team is able to implement feedback and find alternatives without delaying the project. Many teams will aim for a time when the design is between 40 to 60% complete. Reviews that take place too late in the process are often minimally helpful, too costly to fix, and force the construction team to overlook potential operational or methodical problems that would require too much time to address.

Stakeholders review every detail of the designs and begin planning the construction process, from the first day to closeout. The construction team assesses the plans to ensure they are feasible while also using their expertise to find areas for improvement. The design team should work to understand any issues or questions and push for solutions that address concerns while preserving their original vision for the project. 

Details that are evaluated can range from the big picture to the minute. For example, a review for a hospital might identify that there isn’t room for the required trucks and cranes and lead to a full reimagining of the worksite. On the other hand, it might also have the contractors suggesting small changes around each room, such as the placement of medical gas hookups that would make them easier to install. 

After the meeting, the design team will leave and implement the suggestions into the designs. GCs should leave with a better understanding of the project and are sometimes able to begin important planning processes, such as identifying the critical path. The site manager should leave with a better idea of possible challenges, how to best manage the site, and might be able to begin obtaining necessary permits.

If a formal constructability review has not occurred during preconstruction, constructability meetings or discussions might arise during a submittal or shop drawing review cycle.

The Two Keys To Improving Constructability

There is a lot to consider when assessing constructability, from dimensions, material selection and equipment placement to the weather. But there are two things that almost always make it easier to identify constructability and find adjustments: experience and collaboration. 

Contractors and designers are able to better identify and address constructability concerns with experience. For contractors, this happens with repeated time spent in the field, learning what parts of a plan are likely to succeed and common mistakes that occur. Designers often have to make a more concerted effort to gain this experience. In some areas, such as heavy industrial, newer members of the design team will be assigned parts of a project to oversee in order to gain experience of what it’s like to work with and interpret drawings.

Constructability reviews and analysis brings the expertise of the stakeholders of a project together with the aim of improving the outcome. Creating deliberate space for the design team to understand how their ideas will be executed and for the construction team to understand the intention behind what they’re building creates a better final product.

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