Addendum
Supplementary documentation issued prior to the contract award that changes or clarifies information stated in the bidding documents.

Additional Services
Services provided over and above those designated as basic services in owner agreements with A/Es and CMs.

A/E
Architect/Engineer; the design professional hired by the owner to provide design and design-related services.

Agency CM (ACM)
Also:     Pure CM; Professional CM; CM Without Risk (ABBR PCM; CM)
A contractual form of the CM system exclusively performed in an agency relationship between the construction manager and owner. ACM is the form from which other CM forms and variations are derived.

Agent (or Agency)
A legal relationship where one party is authorized to act in behalf of, and in the best interest of, another party, as defined in an agreement between the parties.

Agreement
Also:     Contract
A legal document that binds two or more parties to specific and implied obligations.

Ancillary Benefits
Subordinate secondary benefits that automatically accrue from the performance of an unassociated prime responsibility.

Apparent Low Bidder
The bidder who has submitted the lowest competitive proposal as determined by a cursory examination of the bids submitted.

Approved Bidders List
The list of contractors that have survived prequalification tests.

Approved Changes
Changes of any nature in contract requirements which have been agreed upon through a change approval process and approved by the owner.

Arrow Diagram
Check:   Critical Path Schedule; Critical Path(s); Precedence Diagram
Also known as the i-j method or activity-on-arrow method. This method uses arrows, pointing in the direction of schedule flow, to represent activities with duration and circles (nodes) at each end of the arrow designating the start and finish events (dates) of each activity.

As-Built Drawings
Also:     As Builts; Check: Record Drawings
Drawings produced during or after construction and amended to show the exact location, geometry, and dimensions of the constructed project. As-Built Drawings are not the same as Record Drawings.

Basic Services
Check:    Additional Services, Reimbursables
The services specially listed in the services agreement as basic services.

Beneficial Occupancy
See:   Start-up; Commissioning
The point of project completion when the owner can use the constructed facility in whole or in part for its intended purpose even though final completion may not be achieved.

Bid
A binding offer, usually expressed in dollars to provide specific services within clearly stated requirements.

Bid Bond
A pledge from a third party (usually a surety company) to pay liquidated damages to the owner to the extent of the difference between the bonded contractor bid and the next highest bidder but not to exceed the face value of the bond; if the bonded contractor declines an award offered by the owner.

Bid Depository
A physical location where trade contractor proposals are fled the day before general contractor bids are to be received by an owner for pickup, opening, acceptance, or rejection by general contractors bidding the owner’s project.

Bid Division
Also:   Division of Work; Work-Scope
A portion of the total project reserved for contractors for bidding and performance purposes.

Bid Division Description
Also:   Division of Work Description; Work Scope Description
A narrative description of the concise work-scope to be bid and performed by a contractor.

Bid(ding) Documents
The documents distributed to contractors by the owner for bidding purposes. They include drawings, specifications, form of contract, general and supplementary conditions, proposal forms, and other information including addenda.

Bid Shopping
Check:    Pre-bid Shopping; Post-bid Shopping, Scope Enhancement
Negotiations to obtain lower costs and prices both prior to submitting proposals and after signing contracts.

Bonus-Penalty Clause
Check:    Penalty-Bonus Clause
A positive/negative incentive to comply with a schedule. A bonus is paid for timely performance; a penalty is assessed for untimely performance. The dollar amount of the bonus and penalty must be equal.

Budget Estimate
An estimate of cost based on rough or incomplete information, with a stated degree of accuracy. The more information available, the more accurate the estimate. Loosely called a "ballpark" estimate.

Bulletin
A delineation, narrative or both describing a proposed change for pricing by a contractor(s) and for consideration as a change by the owner.

Change Order
Also:   Contract Modification
The document that alters the contract amount, contract time, or contract requirements of the original contract entered into by the owner and a contractor.

Changed Conditions
Also:    Concealed Conditions; Latent Conditions
Conditions or circumstances, physical or otherwise, which surface after a contract has been signed and which alter the circumstances or conditions on which the contract is based.

Chart of Accounts
Also:    Account Codes; Codes of Accounts
An alpha/numeric identification system for budget line items that ensures that project expenditures are properly debited/credited in the project budget as payments are made in behalf of the project.

Checks and Balances
The term used to describe the use of the overlapping expertise of each team member during team decision making.

Claim
A formal notice sent by a contractor to an owner asserting the fact that the terms of the contract have been breached and compensation is being sought by the contractor from the owner.

Clerk-of-the-Work
An individual employed by an owner to represent him on a project at the site of the work.  The clerk-of-the-work's abilities, credentials, and responsibilities vary at the discretion of the owner.

cm
Check:    CM; Construction Manager; Construction Management
The abbreviation for construction manager (a person employed by a CM to provide CM services on a project).  Not commonly used.

CM
Check:    cm; Construction Manager; Construction Management
The abbreviation for Construction Management and Construction Manager (a firm that provides CM services or persons who work for a CM firm).

CM Fee Plus Reimbursables
A form of payment for CM services where the construction manager is paid a fixed or percentage fee for CM expertise, plus pre-established hourly, daily, weekly, or monthly costs for field personnel and equipment.

CM Format
The interactive contracting approach to providing a project's needs, used by the CM project team to manage a project.

CM Partnering
A contractual commitment by the Owner, A/E, and CM to achieve a common goal, and doing so without a stakeholder's exposure to a potential for conflict of interest in pursuit of that goal.

CM Philosophy
An enlightened approach to accomplishing an owner-oriented end result using a system of motivating concepts and principles for achievement.

CM Procedures Manual
The depository for the proprietary micro-management procedures used by the CM to detail and facilitate the service obligations owed to a client.

CM Project Manual
Check:    Project Manual
The common depository for the micro-management procedures to be used on the project by the team to accomplish project requirements.

CM Services
The scope of services provided by a construction manager and available to owners in whole or in part.  CM services are not consistent in scope or performance from one CM firm to another.

Collateral Information
Information of value that is unexpectedly made available through the routine performance of another activity or activities.

Commissioning
See:    Start-up; Beneficial Occupancy
The process at or near construction completion when a facility is tried out (put into use) to see if it functions as designed.  Usually applied to manufacturing type projects.

Completion Schedule
Also:    Occupancy Schedule
A schedule of the activities and events required to effect occupancy or the use of a facility for its intended purpose.  It is used to determine if construction progress will meet the occupancy date.

Conditions of the Contract
Term that refers to the General Conditions and the Supplementary and Special Conditions of the contract for construction.

Constructability
Check:    Contractability
The optimizing of cost, time, and quality factors with the material, equipment, construction means, methods, and techniques used on a project; accomplished by matching owner values with available construction industry practices.

Construction Budget
The target cost figure covering the construction phase of a project.  It includes the cost of contracts with trade contractors, construction support items other purchased labor, material and equipment, and the construction manager's cost but not the cost of land, A/E fees, or consultant fees.

Construction Coordination
The orchestration or interfacing of performing contractors on-site.

Construction Cost
See:    Cost of Construction

Construction Documents
Drawings, technical specification, and addenda; the contract documents that refer to the physical construction requirements established by the A/E.

Construction Management
A professional service that applies effective management techniques to the planning, design, and construction of a project form inception to completion for the purpose of controlling time, cost and quality. (As approved by CMAA)
OR
A project delivery system that uses a construction manager to facilitate the design and construction of a project.

Construction Manager
A firm or business organization with the expertise and resources to manage the design, contracting, and construction aspects of project delivery. Individuals who work for a CM Firm are also referred to as Construction Managers.

Construction Schedule
Also:    Detailed Construction Schedule
A graphic, tabular or narrative representation or depiction of the construction portion of the project-delivery process, showing activities and durations or activities in sequential order.

Construction Support Items
Also:   General Condition Items
Purchases, services, or materials required to facilitate construction at the site. As part of the construction budget, these are financial obligations of the owner and the logistic responsibility of the CM.

Construction Team
Check:   Project Team
The designated leaders of each trade contractor plus the Level 2 and Level 3 Managers (Persons) of the owner, A/E, and CM.

Constructor-XCM
A variation of the extended services form of CM where the construction manager self-performs some of the construction on the project.

Contingencies
Line-item amounts in the project budget, dedicated to specific cost areas where oversight is an inherent problem in project delivery.

Contract Administration
Servicing the interactive provisions in the contracts for construction between the owner and the contractor(s).

Contract Document Phase
The final phase of design on an architectural project when construction documents are completed and bidding documents formulated.

Contract Document Review
Also:   Biddability Review
A review of Bidding and Contract Documents on a continuing basis, or at short intervals during the pre-construction phase, to preclude errors, ambiguities, and omissions.

Contract Documents
The documents which collectively form the contract between the contractor and the owner. They consist of the bidding documents less bidding information plus pre-award addenda and post-award Change Orders.

Contractability
Also:   Contractibility; Check: Constructability
The optimizing of cost, time, and quality factors with the contracting structures and techniques used on a project; accomplished by matching owner contracting requirements with available construction industry practices.

Contractor
Check:   Trade Contractor; General Contractor
A business entity that contracts to perform a defined scope of work on a construction project.

Contractor/Constructor-XCM
A variation of the extended services form of CM where the construction manager holds construction contracts and self-performs construction on the project.

Contractor-XCM
A variation of the extended services form of CM where the construction manager holds construction contracts for the project.

Control CM
Also:    Project Manager; Level 2 Manager; Level 2 Person
A person designated by the CM firm to interface with the owner’s and A/E’s representatives on the project team at the second management level.

Coordination Meeting
See: Progress Meeting; Field Meeting

Coordinator
Also:   CM Coordinator; Project Manager’s Assistant
A person designated to assist a Control CM, Project Manager, or Level 2 Manager in executing the CM format.

Cost Control
Also:   Cost Management
Deliberations, actions, and reactions to project cost fluctuations during a project to maintain the project cost within the project budget.

Cost(s) of Construction
See:   Construction Budget

Credibility
The quality of something that makes it believable.

Critical Date Schedule
See:     Milestone Schedule

Critical Path(s)
The continuous chain(s) of activities from project-start to project-finish, whose durations cannot be exceeded if the project is to be completed on the project-finish date. A sequence of activities that collectively require the longest duration to complete (the duration of the sequence is the shortest possible time from the start event to the finish event).

Critical Path Schedule
Check:   Arrow Diagram; Precedence Diagram
A schedule that utilizes the Critical Path scheduling technique using either the arrow or precedence diagramming method.

Designability
A pragmatic, value-based assessment of the design in comparison with the stated physical and aesthetic needs of the owner.

Design-Build (D-B) Contracting
A contract structure where both design and construction responsibility are vested in a single contractor.

Design-Build (D-B) Contractor
A contractor that provides design and construction services under a single responsibility contract to an owner.

Detailed Construction Schedule
See:   Construction Schedule

Design Development Phase
The term used on architectural projects to describe the transitional phase from the Schematic Phase to the Contract Document during design.

Design-XCM
A variation of the extended services form of CM, where the A/E also provides the CM function.

Direct Costs
The costs directly attributed to a work-scope, such as labor, material, equipment, and subcontracts but not he cost of operations overhead and the labor, material, equipment, and subcontracts expended in support of the undertaking.

Direct Labor Costs
Costs accruing from expended labor excluding the bonus portion of overtime, insurances, and payroll taxes.

Direct Material Costs
Costs accruing from material acquisition including purchase price, freight, and taxes.

Division of Work
Also:    Work Division; Work-Scope; Bid Division; See:   Bid Division

Division of Work Description
Also:   Work Division Description; Work-Scope Description; Bid Division Description; See:   Bid Division Description

Drawings
Graphic representations showing location, geometry, and dimensions of a project or its elements in sufficient detail to facilitate construction.

Dual Services
The providing of more than one principal service under a single contract or another contract(s).

Dynamic Decisions
Decisions that are made without team deliberations. Autonomous or bilateral decisions based on policy, procedures, or experience.

Dynamic Risk
The risk inherent to a speculative decision. The risk-taker can either gain, lose, or break even from the risk.

Employment Agreement
A contract binding an employee to an employer for a specific length of time and for disclosed compensation.

Escrow Account
Money put into the custody of the third party by the first party for disbursement tot the second party. A brief temporary depository for progress payments until authorized for release according to the depositor’s explicit instructions.

Estimated Cost to Complete
An estimate of the cost still to be expended on a work-scope in order to complete it. The difference between the Cost to Date and the Estimated Final Cost.

Estimated Final Cost
An estimate of the final cost of a work item based on its Cost to Date and the estimated cost to complete it. The sum of the Cost to Date and the Estimated Cost to Complete.

Ethics
Self-imposed rules or standards of performance for professionals set by the organization or association to which the professional belongs or by the public trust.

Extended Services
See:   Additional Services
Dissimilar services included in a contract to be performed over and above those that are included as the principal services of the contract.

Extended Services-CM (XCM)
A form of CM where other services such as design, construction, and contracting are included with ACM services provided by the construction manager.

Facilitator
A person who leads by logic, suggestion and example more so than by direction.

Fast-Track(ing)
The process of designing portions of a project while portions already designed are under construction. A series of controlled design-build sequences that collectively constitute a complete project.

Feasibility Phase
Also:    Pre-design Phase; Conceptual Phase
The phase of a project preceding the Design Phase used to determine from various perspectives whether a project should be constructed or not.

Fee Enhancement
The awarding of an additional fee, over and above the basic fee for services, based on the performance quality of the party providing the basic service.

Fiduciary
One who stands in a special relationship of trust, confidence, and responsibility regarding contracted obligations.

Field-Based CM Field Organization
Check:   Office-Based CM Field Organization
A project organization structure that bases the CM’s 2^nd Level representative and certain resource persons in the field rather than in the office.

Field Construction Manager
Also:    Field CM; Level 3 Manager; Level 3 Person; Superintendent, Site Manager
A person designated by the CM firm to interface with the owner’s and A/E’s representatives on the project team at the third management level. A person located at the site and charged to administer the procedures established by the team’s Level 2 Manager for the construction of the project.

Field Management
The coordination and management of owner-contracted resources on-site during construction.

Field Order
An order issued to a contractor by an authorized team member to perform work not included in the contract for construction. The work will become a Change Order. It is an expedient used in an emergency or need situation.

Field Schedule
Also:   Construction Schedule
See:   Short Term Construction Activity Plan (CAP)

Final Completion
The point at which both parties to a contract declare the other has satisfactorily completed its responsibilities under the contract.

Final Design Phase
The designation used by engineers for the last portion of the design process prior to bidding.

Financial and Management Control System (FMCS)
Also:    Management Control System (MCS)
A manual or computerized system used by the team to guide the course of a project and record its progress.

Financial Stakeholder
A party involved by contract to perform a prescribed definitive physical work-scope for a sum of money, who stands to lose or gain money form the eventual outcome of the project or how it is performed.

Float
A scheduling term indicating that an activity or a sequence of activities does not necessarily have to start or end on the scheduled date(s) to maintain the schedule.

Force Account Work
Work done and paid for on an expended time and material basis.

General Condition items
See:   Construction Support Items

General Conditions (of the Contract for Construction)
See:   Front-End Specifications
The part of the contract that prescribes the rights, responsibilities, and relationships of the parties signing the agreement and outlines the administration of the contract for construction.

General Contracting System
The traditional project-delivery system that utilizes the services of a general contractor; the GC assembles and submits a proposal for the work on a project and then contracts directly with the owner to construct the project as an independent contractor.

General Contractor
A business entity that provides independent contractor services to owners through the use of subcontractors when using the general contracting system.

Guarantee
An agreement by which a party accepts responsibility for fulfilling an obligation.

Guaranteed Maximum Price CM (GMPCM)
A form of the CM system where the construction manager guarantees, in addition to providing ACM services, a ceiling price to the owner for the cost of construction.

Human Resources
Persons who have inherent an acquired abilities to function tot he benefit of an employer.

IRFP (Initial Request for Proposal)
The first request for uniform detailed information from prospective CM practitioners being screened for a project.

Indirect Costs
Costs for items and activities other than those directly incorporated into the building or structure but considered necessary to complete the project.

In-House Resources
Resources, physical, monetary, or human, available within an organization for providing contracted services.

Interview Decorum
The rules and procedures established by the owner for interfacing with firms competing for providing services on a QBS basis.

Job Description
A broad-scope explanation of a position’s requirements indicating the duties for the position and the expertise and capabilities required of a person to adequately perform in that position.

Job-Site Overhead
Supportive and necessary on-site construction expense, such as construction support costs, supervision, bonus labor, field personnel, and office expense.

Joint Venture Partner
A party that contracts with another similar party on a project basis to provide greater financial strength, improved services or more acceptable performance qualifications as a combined organization to design, bid, and/or construct a specific project.

Labor and Material Bond
Check:    Surety; Performance Bond
A guarantee provided by a surety to pay claims against the owner from contractors and suppliers who have not been paid for labor, material, and equipment incorporated into the project.

Letter of Intent
Check:   Notice of Award; Notice to Proceed
A notice from an owner to a contractor stating that a contract will be awarded to the contractor providing certain events occur or specific conditions are met by the contractor.

Lien
Also:   Mechanic’s Lien
The right to take, hold, or sell the property of a debtor as security or payment for a debt.

Life-Cycle Cost
The cost of purchasing, installing, owning, operating, and maintaining a construction element over the life of the facility.

Long-Lead Items
Material and equipment required for construction which have delivery dates too far in the future to be included in a contractor’s contract at bid time. They are pre-purchased directly by the owner.

Long-Lead Time
The time between the purchase date and delivery date of long-lead items.

Lump Sum Fee
A fixed dollar amount which includes all costs of services including overhead and profit.

Management Plan
A micro-scheme to produce project requirements in terms of policies, procedures and timing developed from the management strategy.

Management Strategy
A micro-and micro-approach to structuring contracts and managing a project; based on owner policies, project demands, and contracting practices in the project area.

Master Schedule
See:    Program Schedule

Mechanic’s Lien
Also:   Lien
A legal claim against an owner’s property by a project participant to the value of monies earned by not paid for by the owner or an employing contractor.

Milestone
Selected strategic events of signal importance to progress used in the milestone schedule.

Milestone Schedule
A schedule of milestones spanning from the start of construction to occupancy, used as the main measure of progress to keep the project on schedule.

Multiple Bidding
Soliciting and receiving bids from trade or work-scope contractors when using a multiple-contracting format.

Multiple Contracting
A contracting format that separates the project’s single work-scope into a number of interfacing smaller work-scopes, to be individually and competitively bid or negotiated.

Multiple Prime Contracts
Contracts with work-scope contractors, individually awarded by the owner under a multiple contracting format.

Negative Attributes
A quality, character, procedure, or practice inherent to a system (of contracting) that impairs the system’s performance.

Notice of Award
Check:    Letter of Intent; Notice to Proceed
A letter from an owner to a contractor stating that a contract has been awarded to the contractor and a contract will be forthcoming.

Notice to Proceed
Check:   Notice of Award; Letter of Intent
A notice from an owner directing a contractor to begin work on a contract, subject to specific stated conditions.

Occupancy Phase
Also:    Warranty/Guarantee Phase; Warranty Phase; Guarantee Phase
A stipulated length of time following the construction phase, during which contractors are bonded to ensure that materials, equipment, and workmanship meet the requirements of their contracts, and that supplier- and manufacturer-provided warranties and guarantees remain in force.

Occupancy Schedule
See:    Completion Schedule

Office-Based CM Field Organization
Check:    Field-Based CM Field Organization
A project organization structure that bases the CM’s 2^nd Level representative and resource persons in the home office rather than in the field.

On-Site Supervision
Site-based personnel with supervisory responsibilities.

Owner-CM (OCM)
A form of the CM system that utilizes the owner as the construction manager.

Owner’s Representative
A person assigned to a project to represent the owner on the project team at one to the three management levels.

Partnering
Check:   CM Partnering
A recommitment to the fundamental terms of a construction contract brought about by the humanistic interactions of the parties to the contract; the stake holders.

Penalty-Bonus Clause
See:   Bonus-Penalty Clause

Percentage Fee
A fee for services, expressed as a percent of the final cost of construction.

Performance Bond
Check:    Labor and Material Bond; Surety
A guarantee provided by a surety to complete a project according to the terms of the contract documents in the event that the bonded contractor defaults on the contract or to pay the owner the face value of the bonded amount.

Performance Coordination
See:    Construction Coordination

Phased Bidding
Also:     Stage Bidding
The process of receiving proposals from contractors on projects that are constructed as more than one total work-scope.

Phased Construction
Also:   Stage Construction
A unitized approach to constructing a facility by designing and constructing separate project elements. Each element is a complete project in itself.

Plans
See:   Drawings

Positive Attributes
A quality, character, procedure, or practice inherent to a system (of contracting) that elevates the system’s performance.

Post-Bid Shopping
Negotiations between prime contractors (buyers) and trade contractors (sellers) to obtain lower prices after signing a prime contract with an owner.

Potential for Conflict of Interest
A conflict of interest that could occur but has not yet materialized.

Pre-Bid Shopping
Negotiations between prime contractors (buyers) and trade contractors (sellers) to obtain lower prices prior to submitting prime contract proposals to owners.

Precedence Diagram
Check:    Critical Path Schedule; Critical Path(s); Arrow Diagram
Also known as the activity-on-node method. This method uses a node (geometric shape) to represent activities with connecting lines to show the logic or sequence of activities.

Preconstruction Phase
All required phases prior to the start of construction.

Pre-design Phase
Also:   Feasibility Phase
The phase prior to the start of design.

Preliminary Design Phase
Applies to engineering projects; the initial design effort following signing of the owner; engineer agreement. It is followed by the Final Design Phase.

Prime Contract
A contract held by an owner.

Prime Contractor
A contractor who has a contract with an owner.

Private Sector
The domain where projects are funded with capital other than from taxes.

Product Data
See:   Shop Drawings

Professional CM
See:    Agency CM, Pure CM

Professional Liability Insurance
Also:    Errors and Omissions Insurance
Insurance provided by design professionals and construction managers that protects the owner against the financial results of negligent acts by the insured.

Professional Services
Services provided by a professional, in the legal sense of the word, or by an individual or firm whose competence can be measured against an established standard of care.

Professionalism
Essentially; considerate, courteous, ethical behavior when dealing or communicating with others on a construction project.

Program Management
A substitute term for construction management, sometimes used when two or more projects are concurrently managed by a CM for the owner, or when the CM only functions as an advisor to the owner.

Program Schedule
Also:   Master Schedule
A schedule that spans from the start of design to occupancy; includes the signal activities which control the progress of the project from start to finish.

Program Team
The owner, A/E, and CM represented by their Level 1, 2, and 3 Persons. Used interchangeably with Project Team.

Progress Meeting
Also:     Site Coordination Meeting, Coordination meeting
A meeting dedicated essentially to contractor progress during the construction phase.

Progress Payment
Partial payments on a contractor’s contract amount, periodically paid by the owner for work accomplished by the contractor to date.

Project Budget
The target cost of the project established by the owner and agreed to be achievable by the team. The Project Budget usually includes the cost of construction and the CM fee, plus any other line-item costs (land, legal fees, interest, design fees, CM fees, etc.) that the owner wishes to have included in the budget.

Project Costs
Costs expended on a project and which debit the line items that comprise the Project Budget.

Project Manager
See:    Control CM, Level 2 Manager, Level 2 Person

Project Manual
Check:    CM Project Manual
Written information that augments the drawings. The Project Manual contains the General Conditions, Supplementary and Special Conditions, the Form of Contract, Addenda, Change Orders, Bidding Information and Proposal Forms as appropriate, and the Technical Specifications.

Project Meeting
A meeting dedicated essentially to contractor performance and progress payments, involving supervisors from contractor home offices and the team’s Level 2 and 3 Managers.

Project Team
Also:   Construction Team; Check: Program Team
Consists of the architect/engineer, construction manager, and owner, represented by their Level 1, 2, and 3 Persons, plus the designated leaders of contracted constructors.

Public Sector
The domain where owners fund projects with monies that come in whole or in part from taxes.

Pure CM
See:   Agency CM, Professional CM

Quality
The value levels of material and equipment selected by the A/E. Conformance to the technical specifications during construction.

Quality Assurance
The procedure established by the Project Team to inject and extract the level of quality designated by the owner.

Quality Control
That part of the Quality Assurance procedure that determines if specified quality is attained.

Quality Engineering
That part of the Quality Assurance procedure where the required level of quality is accurately inserted into the construction documents by the A/E.

Questionable Practices
Practices, standard or otherwise, that are not totally productive or are unfriendly or unfair to those parties that the practices interface.

RFP (Request For Proposal)
The second request for uniform detailed information from prospective CM practitioners being screened for a project.

Record Drawings
Check:    As-Built Drawings
A set of contract document drawings, marked up as construction proceeds, which show the exact location, geometry, and dimensions of all elements of the constructed project as installed.

Reimbursable Expense
Also:   Reimbursable
Charges to the owner covering costs for services that could not or intentionally were not quantified at the time the fee arrangement was made.

Samples
See:   Shop Drawings

Schedule of Values
The breakdown of a lump sum price into sub-items and sub-costs for identifiable construction elements, which can be evaluated by examination for contractor progress payment purposes.

Schematic Design Phase
The initial Design Phase on an architectural project when the A/E delineates the owner’s needs in a general way.

Shop Drawings
Also:    Product Data; Samples
Detailed information provided by material and equipment suppliers demonstrating that the item provided meets the requirements of the contract documents.

Short Term Contractor’s Activity Plan
Also:   Short Term CAP; CAP; Sort Interval Schedule
A field-based schedule that plans contractor activities on a day-to-day, week-to-week basis from milestone to milestone.

Special Conditions
Also:   Supplementary Conditions
Amendments to the General Conditions that change standard requirements to unique requirements, appropriate for a specific project.

Special Consultants
Experts in highly specialized fields not inherent to an owner, A/E, or CM.

Specifications
Detailed statements covering procedures, and quantitative and qualitative and qualitative information pertaining to material, products, and equipment to be incorporated into a project.

Start-Up
Check:   Commissioning; Beneficial Occupancy
The period prior to owner occupancy when mechanical, electrical, and other systems are activated and the owner’s operating and maintenance staff are instructed in their use.

Static Decisions
Decisions that are made or can be made under the full influence of the project team’s checks and balances.

Static Risks
Risks inherent tot he project-delivery process which occur or can occur by accident and have no opportunity for gain in the manner of their disposal.

Study and Report Phase
Check:   Feasibility Phase
Principally applicable to engineering projects. Includes the investigation and determination of a situation(s) and the recommendation of design solutions to and owner’s needs.

Subcontractor
A contractor who has a contract with a prime contractor.

Substantial Completion
The date on which a contractor reaches a point of completion, when subsequent interfacing contractors can productively begin work or the owner can occupy the project, in whole or in part, without undo interference.

Sub-subcontractor
A contractor who has a contract with a subcontractor.

Superintendent
A job title usually reserved for the administrative level person who supervises the work of an on-site contractor.

Supervision by a Field CM
To coordinate and guide, but not inspect, the performance of construction resources contracted for by the owner.

Supplementary Conditions
Supplements or modifies the standard clauses of the general conditions to accommodate specific project requirements.

Synergism
Actions by two or more persons to achieve an end result that could not be achieved as well by one of the persons.

Team
Check:   Project Team; Construction Team

Technical Inspection
Check:    Quality Assurance; Quality Control
Matching technical specification criteria with visual or mechanical tests on the project site, or in a remote location or laboratory, to ascertain conformance.

Technical Review
The critique of design solutions, or criteria used for design solutions, by a party other than the one providing the solutions or criteria, to determine adequacy and suitability of purpose.

Technical Specifications
Written criteria that augment the drawings pertaining to the technical construction of the project that cannot be conveniently included on the plans.

Tenure
The duration, term, or length of time required by agreement or precedent for performance of services.

Testing
Applying standard procedures to determine if prescribed technical criteria have been met in performance.

Timeline
A synonym for scheduling of activities in the context of time.

Timely Performance
Compliance with a time requirement.

Trade Contractor
Also: Performing Contractor
A contractor that specialized in providing/installing specific elements of the overall construction requirements of a project.

Up-Front Services
Free or reduced-rate services provided to prospective clients in the interest of obtaining a contract. Often rationalized as part of a firm’s selling or public relations program.

Value
The intrinsic worth of something determine don an individual bases.

Value Engineer
Also:   Certified Value Specialist
A person qualified to perform value engineering services for a client.

Value Engineering
A technical review process; the close matching of engineering design to the value an owner derives from the design.

Value Management
Check:    Contractability; Constructability; Designability; Value Engineering
The matching of project decisions and directions with the expressed requirements of the owner, from an owner value derived perspective.

Value Manager
A person qualified to perform value management services for a client.

Warranty
Also:   Guarantee
Assurance by a providing party that the work, material, and equipment under warranty will perform as promised or as required by contract.

Warranty Phase
Also:   Guarantee Phase; Warranty/Guarantee Phase
See:   Occupancy Phase

Work-Scope
See:   Bid Division

Work Scope Description
See:   Bid Division Description

XCM
See:   Extended Services CM