Clarkitecture

Most construction projects are described in three main steps (design-bid-build). We add two steps (plan and occupy) to encompass the full project timeline. Because every construction project is unique and yours may not fit precisely into these steps, they are fluid. We’re here to walk you through the process (in whatever form it may take), until your project is successfully completed.

(Plan) –> Design –> Bid –> Build –> (Occupy)

Plan. This step begins with your first inkling to undertake a construction project. It may be years in the making. Most likely, no AEC professionals (architects, engineers or construction) are involved yet. There may be few documented decisions, but the formwork of the project is molded in this early stage of the project timeline.

Design. This step formally begins when you hire us (the architect). Depending on the size and complexity of the project, it may take only a few weeks or more than a year to complete the design. We interpret your ideas (from the Plan phase) into a documented building program, which informs and influences the rest of the design process. We also lead a team of engineers and other specialized consultants to develop the building program into a fully resolved building. Ultimately, the building is documented with construction drawings and specifications. Together, these are the construction documents (CDs). The CDs are submitted to the builder/general contractor (GC), who uses the CDs as instructions for building the project. The CDs are also submitted to the local building official or authority having jurisdiction (AHJ) for plan review. After the CDs have been approved by the AHJ, a building permit is issued for construction.

The architect’s role in the Design phase is often described as five sequential services: Pre-Design, Schematic Design (SD), Design Development (DD), Construction Documentation (CD) and Construction Administration (CA).

Bid. This step may take place at almost any time during the Design phase. It may involve one or several builders/general contractors (GC). The more complete the construction documents (CDs) are, the more accurate the GC’s bid will be. If a GC bids a project using preliminary CDs or schematic drawings, he or she may provide a guaranteed maximum price (GMP), which is a conservative estimate for the maximum cost of the work, and the construction work will be billed for actual cost (based on materials and labor). A GC who is selected early in the Design phase may assume the role of a construction manager (CM) or construction manager-at-risk (CMAR) for an additional fee, which means he or she assists you and the architect with periodic cost estimating, helps to optimize the project based on cost and constructability and may help avoid construction errors. Bidding a project may take a few days or a few weeks, depending on its size and complexity.

Build. This step most often begins after the construction documents (CDs) are completed, a building permit has been issued for construction, and a builder/general contractor (GC) has been selected. However, a fast-track delivery method may allow construction to begin with partially completed CDs and a conditional building permit. In most municipalities, moving dirt (earthwork) does not require a building permit and may begin at any time. This delivery method usually requires the services of a construction manager (CM) or construction manager-at-risk (CMAR) to coordinate the piecemeal construction. The duration of the Build phase depends on the size and complexity of the project; the GC/CM/CMAR’s size and capability; the construction budget; and even the anticipated weather.

The architect’s role during the Build phase is described as construction administration (CA). We represent your interests on the jobsite; observe the construction to ensure that it is completed in accordance with the CDs; review submittals and shop drawings from the GC, subcontractors, product manufacturers and suppliers; review applications for payment from the GC; and answer questions and resolves coordination issues for the GC. The latter is very important; despite every effort to predict all potential problems, construction projects are very complex and there are always unforeseen conditions that are encountered in the field.

Occupy. This step (the home stretch) overlaps the end of the Build phase. As part of the architect’s construction administration (CA) services, we conduct a final walkthrough when the construction approaches completion (substantial completion) and document all defects and incomplete work (the punch list). When the builder/general contractor (GC) corrects and completes all items on the punch list, the construction has reached final completion. Similarly, when the construction is complete enough to be considered safe and functional, the local building official or authority having jurisdiction (AHJ) may issue an occupancy permit for all or part of the building. The occupancy permit allows you to move people, equipment and furniture into the building and occupy it for its intended use. Starting on the day you take occupancy, most GCs (and some state laws) include a one-year general warranty on all aspects of the construction. Specific parts and systems may include longer warranties from the subcontractor, supplier or manufacturer. Furthermore, the architect may provide optional commissioning services to ensure that various building systems (mechanical, electrical and otherwise) are functioning effectively and efficiently.

A builder / general contractor (GC) may be selected at nearly any point in the Plan, Design or Bid phases, the timing of which may come with advantages and disadvantages. This timing determines the delivery method of a construction project. Just like each delivery method has advantages and disadvantages, each GC is better than others at building certain project types and executing certain delivery methods. We use our experience with many different GCs and delivery methods to help you determine what the best fit for your construction project is.

Here are the most common delivery methods:

Traditional design-bid-build. An architect develops complete construction documents (CDs) that are issued for bidding. Typically, multiple GCs submit binding bids on the project, either by invitation only or by open public request, and a contract is awarded to one GC based on the lowest bid (construction cost). This method is required for most publicly funded projects. Alternatively, one GC may be selected by an interview process (not based on construction cost).

- Pros: accurate construction costs (in theory); usually provides multiple bids.
- Cons: slowest/longest duration delivery method; may promote undesirable corner-cutting; cost savings may not be shared with you; higher risk for conflict.

Fast-track. A construction manager (CM) or construction manager-at-risk (CMAR) facilitates the Build phase in stages, where construction begins with partially completed CDs and a conditional building permit. The architect continues to develop CDs stage-by-stage, in sequence. For fast-track to be effective, the CM/CMAR must be selected early in the Design phase. The CM/CMAR will first provide either a binding guaranteed maximum price (GMP) or non-binding cost estimate, based on the anticipated construction work in the incomplete CDs.

- Pros: quickest/shortest duration delivery method; construction work is typically billed for actual cost (based on material and labor); cost savings may be shared with you.
- Cons: only one “bid” for the work; early estimate for construction cost may increase as CDs are completed; may involve additional CM overhead fees; fast-track may pigeonhole future decisions.

Design-build. This delivery method provides a one-stop shop, where a single entity (often a real estate developer, architect or construction professional), known as a designer-builder, selects both a designer (architect) and builder (GC) to be part of his or her team.

- Pros: one-stop shop for you; improved collaboration (in theory) between designer and builder.
- Cons: less individual control for you over architect and GC; designer-builder may have motivations that are not in your best interest; may involve additional overhead fees.

You probably want to know what your construction project will cost long before you break ground. We can help you estimate cost from the beginning of the Design phase. These estimates become progressively more accurate the more complete the construction documents (CDs) are. It’s important to know that construction projects adhere to the project management triangle model, which states that a project cannot be simultaneously completed fast, of good quality, and at low cost. If any two of the three goals (schedule, quality and cost) are prioritized, the third will suffer.

Here are the methods we used to determine cost:

Area costs. This type of estimate is useful early in the construction process. Based on the proposed construction materials, general quality of the finish work and type of building (height and complexity), we estimate a dollars per square foot figure (cost/SF). This number is multiplied by the estimated gross building area (in square feet) to give a total estimated construction cost.

Unit costs. This type of estimate is useful after the CDs are relatively well developed, when quantities of specific materials and systems can be analyzed. A cost is assigned to one unit of each material or system (cost/unit) and multiplied by the total number of units. The total cost of each material and system is added up to give an overall estimated construction cost.

GC/CM estimating. An architect’s estimates are approximate and rarely binding. A general contractor (GC) or construction manager (CM) can provide a more accurate cost estimate based on their intimate knowledge of the bidding climate (more on that below); relationships with subcontractors, suppliers and manufacturers; and more detailed history of actual costs for similar building types, materials and/or systems. GCs and CMs often provide preliminary cost estimates as a courtesy, without requiring a contract for the construction work. This type of estimate supplements the architect’s estimates.

Bidding. This is the most accurate type of cost estimate. A true bid or guaranteed maximum price (GMP) is usually a binding number that represents a GC or CM’s best prediction for the total construction cost, often based on completed CDs. The bidding climate—whether costs are high or low at a point in time—is affected by many factors. These include the overall micro- and macro-economy, abundance or lack of current work, seasonal adjustments, and supply and demand for materials and systems.

Building information modeling (BIM). This technology may supplement all types of cost estimates to improve accuracy. Clarkitecture designs exclusively in a BIM platform, and to be most effective, BIM should also be embraced by the GC or CM.

Not every client who comes to us knows what size (in square feet) their construction project will be. When we interpret your ideas into a documented building program, we break down each of the programmed building spaces to estimated dimensions and quantities. The sum of these separate areas is the net square footage (NSF), which is multiplied by an adjustment factor that estimates the additional area required for corridors, stairs, elevators, and mechanical and electrical space. The result is the gross square footage (GSF), which is to estimate construction cost and also determines many building code requirements.

Like most professional services (physicians, attorneys, accountants, etc.), architects and engineers provide a highly specialized service and are compensated for their time involved in a project.

In the traditional model, design fees are approximately 5-10% of the construction cost. Up to one-half of that amount goes to the architect and the rest is divided between the engineers and specialized consultants. However, the traditional model begs a few questions, each of which reveal its flaws:

Q: What’s the connection between design labor (time) and construction cost? A: Either a lot or very little, depending on the nature of your unique project.

Q: Does the architect stand to increase profit by designing a more expensive building (which I’m paying for)? A: Yes, this was often a point of conflict between owners and architects.

Q: If the construction cost is only an estimate until it’s bid (or completed), how do I budget the design fees? A: Trick question--you can’t accurately budget a moving target.

Instead, Clarkitecture’s fees are transparent and they make sense. They aren’t based on a percentage just because ‘that’s how architects have always done it.’ First, we listen closely to your needs so we understand the nature of the project. Next, we estimate the design labor (time) required to complete the project. Then, we propose a fixed fee for our services, which is your budget number. All direct and indirect costs for your project are open book; ask anytime to view them.

In the construction industry, basic services (a misleading term) typically include five phases. After each phase, we plan a design review with you to ensure the project is progressing on a path that will make you successful.

Pre-Design. This is the information gathering and analyzing phase. We (the architect) visit with you, conduct interviews, measure and document existing spaces, develop a building program and create conceptual diagrams. Although the shortest by duration, the Pre-Design phase is critical to the success of the overall Design phase because it is the backbone for all decisions to follow.

Schematic Design (SD). This is the phase where most people think of the right-brain side of the architect. The building program is used to develop schematic floor plans, building elevations and often a building model or “artist” renderings.

Design Development (DD). This is the phase where the left-brain/technical aspects of the construction project begin to take shape. The building systems, such as structural framing and mechanical, electrical and plumbing (MEP) systems are developed beyond concepts. Major construction details are considered, especially those which will influence the architectural design of the building.

Construction Documentation (CD). The architectural design and building systems are studied and resolved, but they exist across hundreds of sketches, models, emails and post-it and mental notes. They must be compiled into a precise, organized medium so that a builder/general contractor (GC) can bid and build the project. This usually takes the form of construction drawings and specifications, which are together known as the construction documents (CDs). The CDs are digitally drafted or modeled and issued via printed or digital media (such as a PDF). Sometimes, especially for a complex project, the CDs may be supplemented by digital models for the GC’s use. This is often the most time consuming design phase of a project.

Construction Administration (CA). The architect’s role does not end when the construction documents are completed. While the project is constructed, we represent your interests on the jobsite; observe the construction to ensure that it is completed in accordance with the CDs; review submittals and shop drawings from the GC, subcontractors, and product manufacturers and suppliers; review applications for payment from the GC; and answer questions and resolve coordination issues for the GC. The latter is very important; despite every effort to predict all potential problems, construction projects are very complex and there are always unforeseen conditions that are encountered in the field.

Clarkitecture provides many diverse services. In addition to architecture/building design, our services include the following:

Interior Design. Whether you are building new or moving your business into an existing space, we design beautifully functional interiors that make an impression on your customers, partners and employees.

Test-Fit Site Planning. We use your specific criteria or pro forma to develop efficient, economical site plans.

Needs Analysis. We take thorough inventory of your business' needs to help you decide what to build and how to optimize it for your growth.

Master Planning. If you're planning a large project or one to be constructed in phases, we help you look at the big picture and break it into easy-to-achieve pieces.

Feasibility Studies. If you're considering multiple sites for your business or development, we study each of them to ultimately determine the best site to build on.

Attract Tenants. Are you marketing to prospective tenants? We tailor a conceptual site or building design to each tenants' needs, look and feel to help you land the deal.

It’s important to know that construction projects adhere to the project management triangle model, which states that a project cannot be simultaneously completed fast, of good quality, and at low cost. If any two of the three goals (schedule, quality and cost) are prioritized, the third will suffer. If early estimates reveal that construction cost exceeds your budget, there are a variety of strategies to reduce the cost. At this point, we establish that cost is a priority so we must choose to wrestle down schedule and/or quality (or scope). This process is known as value engineering (VE) and we methodically guide you through it, while working with the builder/general contractor (GC).

Schedule. There may be some cost savings by lengthening the construction schedule, which could allow certain work to be performed in a season where it is in low demand or lessen the amount of labor required on the jobsite at one time period. This VE strategy may also reduce shipping costs for some materials that cannot be obtained from local sources.

Quality. If materials of lesser quality are substituted, the cost of purchasing those materials is likely to decrease. Synthetic materials (such as vinyl tile in lieu of ceramic tile) are a common source of cost savings. Reducing quality is the most common VE strategy.

Scope. The construction cost can be reduced by decreasing the size (scope) of the project. Depending on what fat can be trimmed from the building program, this could either be a very effective strategy or may not yield substantial savings. Although a cost estimate determines the cost per square foot, not every square foot of the building is equal in cost. For example, shrinking the area of a kitchen is much more valuable than reducing the size of a patio.

A construction project involves many professional services. The most well-known of these are:

Architect. This professional is educated and licensed to ensure the health, safety and welfare of the public through good design and compliance with building codes, zoning ordinances and design guidelines. They often lead teams of professionals to design buildings and other structures. The architect has the knowledge to improve building performance and energy efficiency with passive and active design strategies. The architect is also commonly your advocate throughout the construction process.

Structural Engineer. This professional is educated and licensed to design the foundations and framing systems that keep a building standing. Structural engineers are experts for anything that involves substantial weight, applied loads or resisting forces. They design the systems that protect building occupants in the event of high winds, tornadoes, hurricanes and earthquakes.

Mechanical Engineer. This professional is educated and licensed to design the building systems that provide comfort and sanitation. For most building construction projects, the mechanical engineer designs the heating, ventilation and air conditioning (HVAC) systems and the plumbing systems. These building systems have a significant impact on building performance and energy efficiency.

Electrical Engineer. This professional is educated and licensed to design the electrical power and lighting systems in a building. They often specify the light fixtures for a construction project, or may work with a specialized lighting designer. The electrical engineer also works closely with the mechanical engineer, whose systems are often the largest energy consumers in a building.

Civil Engineer. This professional wears many hats, but they are licensed to design site and surface drainage systems, erosion control and site utilities. As a rule of thumb, they design the utility systems (water, electric, gas, sewer and AV/IT) that are five feet or more outside of the building, while the mechanical and electrical engineers coordinate and design everything inside of that imaginary boundary. The civil engineer also creates a grading plan that determines how the topography should be reshaped to accommodate the building, paving and proper stormwater drainage (away from the building). Many municipalities today have very strict standards to protect public water quality and aging sewer systems, so the civil engineer may also design systems that filter stormwater runoff which has been contaminated by contact with the manmade materials of a building or paved area.

Landscape Architect. This professional is licensed to design the landscaping and irrigation systems that protect the natural integrity and enhance the beauty of a site. They select planting species that are appropriate for the local context and climate. Most local zoning ordinances require specific quantities of plants and/or landscape buffers along the property lines.

The latter five are often hired by the architect, who reviews and coordinates the building systems with the architectural systems.

The architect may also hire specialized consultants, depending on the size and complexity of a construction project. These professionals include the acoustical consultant (sound control), theater designer, aquatics designer (swimming pools), lighting designer, fire protection engineer, building façade/envelope consultant, LEED/sustainability consultant, code consultant and others.

There are also design professionals who are usually hired by you (the owner), because their role is ancillary to the architect and/or because you may have specific needs that require regular contact with these professionals and demand they be subordinate to you (not the architect). With that said, such professionals are often part of the overall project team. Among them are:

Surveyor. This professional is licensed to provide land surveying services. A detailed, accurate survey is an extremely important tool for the design team of a construction project. The surveyor will identify property lines, building setbacks, easements, locations of utilities, topography (land elevations and contours), flood plains, and existing improvements on the site, such as buildings, fences and paved areas. Although unexpected items may be encountered underground during the Build phase, the survey goes a long way toward reducing risk.

Geotechnical (Soils) Engineer. This professional is licensed to investigate geotechnical conditions on a site. They are sometimes called soils engineers, although they also study groundwater, site contamination and other aspects of the site. These investigations are usually conducted by taking multiple borings, which are deep, slender cylindrical samples cut from the earth and analyzed on site or in a laboratory. The results are presented in a boring log, which graphically tells the architect and structural engineer what type and quality of soil (and water) is present. This information determines which foundation systems are acceptable and how the earthwork should be performed. If the construction project has a basement or underground floors, the borings may be 20 feet or deeper. Groundwater may dictate the type of foundation drainage or sump systems that will be required.

AV/IT Consultant. This professional coordinates the design and installation of all audio-visual (AV), information technology (IT) and telecommunication systems. Their role may also cover security and surveillance systems.

The quick answer is that every commercial construction project requires a building permit. (There may be some exceptions, but they are for work of such small scale that you probably aren’t looking for an architect!) Most municipalities have a local building official or building department, also known as the authority having jurisdiction (AHJ), which legally enforces some version of the International Building Code (IBC). The IBC, in turn, grants the AHJ the right to issue a building permit.

So, if we assume your construction project will require a building permit, let’s discuss how to help you. When we complete the construction documents (CDs), they are submitted to the AHJ for plan review. During the plan review process, the AHJ is looking for conformance with all enforced codes and ordinances. The AHJ may request changes (revisions) to the CDs. After the CDs have been approved, a building permit is issued for construction. For a fast-track project, partially completed CDs may be submitted and, if there is enough scope covered to meet the satisfaction of the AHJ, a conditional building permit may be issued for construction, which allows a specific portion of the building to be constructed.

The plan review process is different for every municipality and may require multiple applications, depending on the type of project. In the simplest form, we may only need to submit a single plan review application, which allows all relevant departments to review the project. Yet for other municipalities, we may need to submit separate applications for pre-application (pre-app) review, site plan review, building review and even health code review. There are often set legal procedures for certain reviews, which may require a waiting period for public comment or time for Planning Commission/City Council members to review documents.

The AHJ’s revisions can be numerous and some may be difficult to swallow. There is a lot of gray area in the codes and ordinances and every plan examiner or building inspector may interpret the code differently. This may also differ from the architect’s interpretation. Following the plan review, we often present arguments to the AHJ on behalf of the owner. Our experience arguing these cases and navigating the building codes may save you thousands of dollars, construction delays and countless headaches.

Building codes, local zoning ordinances and design guidelines all serve a common purpose: they provide basic standards which all construction projects must meet or exceed. As professionals licensed to protect the health, safety and welfare of the public, we have intimate knowledge of many codes and know how to effectively apply them to a construction project. They are often legally enforced but may be optional for a certain certification, accreditation or funding source.

Here are some of the most common codes:

International Building Code (IBC). The International Code Council (ICC) publishes a series of model codes every three years. These include the IBC, International Existing Building Code (IEBC), International Mechanical Code (IMC), International Plumbing Code (IPC), International Fuel Gas Code (IFGC) and International Fire Code (IFC), among others. They are described as model codes because they are standardized for a fictional “average” building. Some version of each of these codes is legally enforced by the local authority having jurisdiction (AHJ), who may adopt amendments to certain sections if the model code isn’t a good fit for the local context, climate or government policy. The IBC and its counterparts cover many aspects of building design, though much of the IBC deals with life safety for building occupants in the event of an emergency (fire, wind or earthquake). These life safety requirements place limits on the size (area and height) of most buildings and take into consideration the type of use (occupancy). You will hear us discuss emergency exiting (egress) as a frequent consideration of the IBC requirements.

Americans with Disabilities Act (ADA) Guidelines for Accessible Design. The ADA guidelines were created to ensure individuals with disabilities can access and use most functions of new buildings and alterations of existing buildings. As a result, buildings and spaces are referred to as accessible when they comply with the ADA guidelines. The ADA is enforced by a federal act, so the local AHJ cannot permit exceptions or amendments, although they may choose to increase the minimum requirements. Much of the guidelines deals with mobility (wheelchair or walker) considerations, but also covers sight, hearing and even arthritis. Door widths, fixture clearances, stairway and ramp design are among the many building components that must meet or exceed the minimum standards in the ADA guidelines.

Fair Housing Act (FHA) Design Guidelines. The FHA guidelines are similar to the ADA guidelines (and in many cases, they overlap), but are specifically created for multi-family residential projects that receive federal funding. The FHA is also enforced by a federal act, so the AHJ cannot permit exceptions or amendments.

Local Zoning Ordinance. Most municipalities have a local zoning ordinance, at the city and/or county level. They are created to preserve the character of the municipality and prevent undesirable uses. The zoning ordinance may include extensive measures to protect residential property owners. There is no standard for the format or content of a zoning ordinance, so they widely vary, but typically include minimum standards for landscaping, setbacks, parking and screening ‘visual nuisances’ (such as trash enclosures, mechanical equipment, loading docks and parking lots) based on the zoning use of a particular site. For undeveloped and unplatted land, the zoning ordinance may have standards for minimum lot size and maximum lot coverage (by a building).

Leadership in Energy & Environmental Design (LEED). This is a relatively new set of standards that govern the design and construction of a “sustainable” building, or one that is more energy efficient and environmentally conscious than a historically “average” building. For most projects in many municipalities, LEED is optional and not legally enforced. However, construction projects for the federal government and some state or city government agencies are often required to meet certain LEED standards. The LEED program assesses categories such as water reuse/conservation and natural daylighting and awards points based on benchmarks. The sum of the points awarded categorizes the building as LEED Certified, Silver, Gold or Platinum, which is a theoretical measurement of how “sustainable” it is.

Additional Local/State Guidelines. In addition to adopting model codes, there may be additional building requirements enforced by local or state agencies. Most common are the fire marshal and health department, who may publish their own standards and review most building projects.

There is a lot of gray area in the codes and every plan examiner or building inspector may interpret the code differently, which also differs from the architect’s interpretation. Following the plan review, we often present arguments to the AHJ on behalf of the owner. Our experience arguing these cases and navigating the building codes may save you thousands of dollars, construction delays and countless headaches.

Building information modeling (BIM) and virtual design and construction (VDC) are two examples of technology systems that we have embraced to provide a better design and construction experience for you (the client). Although there is no replacement for top-notch talent, expertise and high quality customer service, these systems are game changers in our industry.

Building information modeling (BIM). Many decades ago, construction projects were documented by hand-drafted drawings and written notes. With the advent of personal computers, architects transitioned to computer aided design/drafting (CAD) and word processing software. CAD is still prevalent in our industry today. But at the end of the day, those architects who cling to CAD systems are doing little more than trading in drafting tables and T-squares for a mouse and keyboard. The drawings they produce are more-or-less a combination of lines and patterns that we interpret through separate drawings as various parts of the building. While we live in a world of smart, CAD is not smart.

Along came BIM. It takes many forms, but by definition, BIM is a digital model-based system that is linked to a database of project information. Rather than drawing a bunch of parallel lines and describing it as a wall, a BIM wall is modeled as a component that contains brick, insulation, studs and drywall. Instead of creating dozens (if not hundreds) of independent drawings, we create one building model and capture various views of it. In lieu of estimating the floor area of a room, we generate a schedule that contains the precise floor area, surface area of the walls, volume of the room, and so on. BIM is smart.

That all sounds great for us (the architect), but how does BIM help you? To utilize BIM is to design smart and build better. When executed properly, the technology can:

- Decrease the number of costly errors encountered during construction.
- Reduce construction waste with precise material take-offs.
- Save time (and money) on design, fabrication and construction.
- Generate more accurate cost estimates, design comparisons and other simulations.
- Realistically render the building in three dimensions so you can better understand various parts and systems of the design before it’s built.

Clarkitecture designs exclusively in a BIM platform, at no added cost to you. It’s important to know that there are some misconceptions about BIM:

- It does not increase the cost or lengthen the schedule of a construction project. On the contrary, BIM was developed to reduce cost, eliminate errors and facilitate a seamless construction process.
- Despite what many architects claim, BIM is not synonymous with 3D digital modeling. This misconception leads those architects to falsely advertise that they employ a BIM process, whereas they are simply drawing the building in 3D. SketchUp (a Trimble product) is a popular modeling app, but it does not contain the information component of BIM. Revit (an Autodesk product) is the leading BIM app, but it is often misused as a glorified modeling program, thereby leaving its intended construction benefits untouched.

Virtual design and construction (VDC). If BIM made design and construction smart, VDC makes it smarter (think of it as BIM 2.0). This rapidly developing technology is the next step in the evolution of design and construction. Still new enough to be considered cutting edge, VDC is not (yet) widely used in the industry. Clarkitecture is actively accelerating the emergence of VDC by investing resources in its practical application.

Like BIM, VDC also takes many forms. The most common of these are virtual reality (VR) and augmented reality (AR). A digital BIM model can be exported to a compatible rendering engine; which, when combined with a VR headset, you can walk through and even manipulate the virtual building. Walls, doors, windows and furniture can be moved in real-time, thereby connecting you deeper with the building design. Augmented reality enables construction tradespeople to “project” the intended design on to a partially constructed building to see where future parts and systems will be installed.

Its benefits to you are similar to BIM. To a greater degree, VDC can:

- Further decrease the number of costly errors during construction.
- Provide a virtual model of the building design that you can walk through and manipulate before it’s built.