The Stages of a Construction Drawing Set

Understanding Conceptual, Schematic, Design Development & Working Construction Drawings

When we think of drawings for a project, it can be easy to focus on what we deem an industry standard set of construction drawings.  However, there are an unlimited number of drawings that can be used to support the different stages of the production of a construction project. Things to be taken into consideration when determining the drawings needed may be the size of project, type of construction, quality of materials, level of difficulty, the amount of technology that will be involved, the location of the project, existing conditions of the project, and the coordination of many disciplines/trades to name a few. Drawings may include Architectural, Discipline or Trade, Structural, Sections, Details, Wiring Diagrams, Bolt Patterns, One-line Diagrams, or a napkin from Denny’s, but the purpose of all drawings is the same.  To provide more clarity around information to build the project. These visual representations of a project's design and execution plans are indispensable tools that guide construction managers and various trades through the journey of building and completion.

As a construction manager, we are going to use drawings many of the same ways we use specifications. Besides using them to build a construction project we are going to constantly pull information from them to support actions taken to move the project forward. Drawings will be used as attachments providing a visual interpretation of the instructions. We are going to use them to help tell the story of how a project evolved from commencement to completion and we are going to use drawings to document everything that happens in a project. 

Different drawings are going to be interpreted differently by different disciplines and that is why it is important to know what is needed on a project to ensure the right information is being collected and disseminated to the right parties.  The multifaceted importance of drawings in construction management, their diverse types, the level of drawing completeness, their role in facilitating trade-specific tasks, and their indispensable contribution to a project will all play into critical collaboration and successful completion.

Before we can know HOW to use drawings, we must understand WHAT drawings are available and a little bit about the purpose of that particular drawing.  Again, understand that the depth of this knowledge can easily “get into the weeds” .  If you would like to seek out more information about how to read drawings, interpret drawings and understand the different types of available drawings, please feel free to continue your journey of Industry Knowledge Based Skill learning in our @CMOnline. YouTube Channel or Construction Management Online which offers our Specific Task Mini Courses in the SKILLBUILDER MEMBERSHIP.  For the purposes of this course, we will focus on the most widely used drawings as our foundational base – known as the Working Construction Drawings.

The Construction Drawing Set will be defined as a set of drawings that has been designed to 100% completion and includes a Plot/Site Plan, Architectural Drawings, Trade Drawings (Mechanical, Electrical, Plumbing, Framing, etc.), Engineered Drawings - Civil, Structural, Power Distribution, one-line diagrams, shop drawings and additional sheets found within the drawings used for management including schedules, legends, sections, details and long list of acronyms.   

But, before we get into the different TYPES of Drawings, today we are going to focus on the various life cycle stages of the development of construction drawings.

Not all construction drawings are created equal. They evolve through four distinct stages, each with its level of completeness, complexity, and purpose. In this exploration, we delve into the world of construction drawings, unraveling the four stages—conceptual, schematic, design, and construction drawings. Understanding their significance, purposes, and how they shape the course of a construction project is imperative for effective construction management.

Conceptual Drawings:

Conceptual drawings, though rudimentary, play a crucial role in project management. The journey of a construction project begins with a vision, and conceptual drawings are the initial sketches that give shape to that vision. At this stage, the drawings are very rough, containing the bare minimum of information. Their primary purpose is to provide a visual representation of the project's concept, allowing stakeholders to grasp the basic idea and create an initial projected cost budget for the project. Often accused of starting off on a Denny’s napkin, conceptual drawings are often crude scribbles on paper serving as the starting point for discussions, brainstorming sessions, and initial budgeting. However, they are also the stage where the potential for risks and mistakes is at its highest. The lack of detail can lead to misunderstandings or misinterpretations, resulting in unforeseen challenges and additional costs down the road. However, this also allows for creative brainstorming, exploration of design alternatives, and the ability to be relatively flexible without impacting the cost of the project too much. Construction managers should ensure that these early discussions align with the project's objectives and budgetary constraints. A construction manager will use this information to express early budget concerns when measuring the financial feasibility of a project and must leverage the information within each set of drawings to make informed decisions, manage risks, ensure quality, and keep the project on course.

Schematic Drawings:

As the project evolves, so do the drawings. Schematic drawings mark the transition from conceptualization to a more concrete design phase. I like to see it as conceptual being the skeleton and schematic bringing in more detail and muscle mass to support the structure. These drawings typically fall within the range of 20% to 50% completeness. They contain more detailed information than conceptual drawings, offering a clearer picture of the project's scope and intent. One key feature of schematic drawings is the involvement of outside consultants, such as architects, engineers, and specialized designers. Their expertise contributes to the refinement of the design and provides valuable insights into the costs associated with the project. This stage is an excellent opportunity to start engaging contractors and consultants, as the major outline of the project has been established, and their input can help fine-tune the design and cost estimates.

Schematic drawings serve as a bridge between concept and reality. They enable stakeholders to visualize the project's direction and provide a basis for budgeting and early decision-making. However, the level of detail is still limited, leaving room for further development, refinement, and risk.  At this stage a Construction Manager can begin to see areas needing more support, possibly a contingency plan or value engineering, and a deeper comprehension of user needs versus wants. 

Design Drawings: 

Design drawings represent the stage where the project's design is substantially fleshed out, typically ranging from 40% to 80% completeness. At this point, there is enough information for contractors to understand the project's scope and requirements. Design drawings play a crucial role in alternative project delivery methods like Design-Build, where contractors take on a more significant role in design and construction but work with the advantage of being able to start the construction phase of the project with less risk.

While design drawings provide a comprehensive view of the project, they also mark a shift in control. Owners may have less input into how the work is executed, as the design parameters become more defined. However, this stage offers greater clarity regarding the project's technical aspects, material selections, and systems integration.

Design drawings are instrumental in soliciting competitive bids from contractors, as they offer a detailed foundation for pricing. They serve as a critical tool in the contractor selection process and are essential for refining project budgets. With design drawings, the project moves closer to the realm of practicality and constructability. As a construction manager, it is still important to recognize the heightened risk and to ensure that we are managing with contingencies.  It will also become clear to you of the proposed intent of how a contractor intends to build the project, what means and methods will be used, potential time duration and refining of the Scope of Work while preparing bid documents for the next stage of drawing completion.  

Construction Drawings: 

The final stage of construction drawings is the working construction drawings themselves. These drawings are considered 100% complete and represent the most detailed and refined set of plans. They leave the least amount of room for unknowns or missing design details. Construction drawings are the cornerstone of project execution, used primarily for bidding purposes and as the final reference for construction commencement.

Construction drawings provide a comprehensive guide for contractors to execute the work. They include detailed architectural, structural, mechanical, and electrical drawings, specifying every aspect of the project, from materials and dimensions to construction techniques and finishes. Contractors use these drawings as the basis for their construction activities, ensuring that the project aligns precisely with the design intent.

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It is inevitable that there will be missing items from the drawings.  There will be corrections, modification, changes and interpretations of the drawings that may differ from what the Owner wants, what the contractor thinks or what the Architect designed.  It is the job of the Construction Manager to manage WITH THE END IN MIND.  What was the intent of the Owner and the design when the project started and what was the Meeting of the Minds when the contractor submitted their bid for the work.  If we understand this then it does not become a fight of a bunch of little things throughout the project. It becomes a difference in cost and time between what the Owner wants and how the contractor intends to provide it.

From a construction management perspective, the management of construction drawings plays a critical role in ensuring project success. They become the original baseline drawings for managing the project and serve as a benchmark against which modifications, changes, additions, or reductions are measured. It is critical to understand the different stages of drawing development and how the information at each stage will directly contribute to the type of management that will be most effective to coincide with the evolution of the project and any documentation of deviations from the original plans that needs to be recorded.

In construction management, the effective use of drawings is pivotal for managing different phases of a project. Each stage of construction drawings offers a unique set of information, challenges, and opportunities. This diversity often requires different levels of project construction management experience and expertise. It is OK to not know everything at every stage of a project, the point is, lean on processes and systems that will remain very consistent and repeatable for each phase of the project. Document what takes place in each phase of a project, practice recording “Lessons Learned” as you  “Learn While You Work” and each project will begin to look more familiar to you than the last no matter what type of construction project it is. As construction managers navigate these stages, they must leverage the information within each set of drawings to make informed decisions, manage risks, ensure quality, and keep the project on course.

Construction drawings are more than just a set of plans; they are dynamic tools that shape the course of construction projects. Drawings are used in construction management to as a basis for project planning, sequencing of work, and coordination among different trades. Drawings also play a critical role in estimating and procuring the required materials and equipment for the project. Drawings are used to evaluate cost and time implications of the project design. They provide the basis for preparing cost estimates, identifying potential conflicts or challenges, and developing construction schedules.

The four stages of the life cycle of a working construction drawing set—conceptual, schematic, design, and construction—enables construction managers to make informed decisions, manage risks, control costs, and ensure that projects meet their objectives. Understanding the phase of completeness of your drawings will be critical in knowing how to use the information generated from these documents to ensure risk awareness and lead your team to a successful project completion.

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