Sometimes individuals make a comparison with costs they have experienced in their own homes or private “non-institutional” construction. Construction and renovation in State owned public facilities may cost more depending on the projects scope and requirements. The projects scope and requirements many times “trigger” an array of Federal and State codes, regulations, standards and statutory requirements that govern construction on campus.
Typically when off-campus contractor pricing is compared to Facility Services pricing there are three major factors that can make off-campus pricing seem artificially low. (1) Contractors invited to do work on state property must meet minimum requirements for insurance and bonds (depending on the projects construction cost) and pay their workers mandated prevailing wage rates. (2) Many times the scope of work used in the comparison is not equal. An example can include the requirement for institutional grade building materials (that usually must last for decades) in lieu of residential or commercial grade materials. (3) Requirements to meet life safety/building codes and accessibility laws mandated for State owned public facilities. Other factors that tend to escalate contractor costs for work on campus include: restrictions on which days (or hours) work can be accomplished; phasing requirements, compressed construction schedules, limited space for staging and vehicular access to job sites and additional protection measures to provide a safe environment for the students, faculty and staff.
Listed below are a few regulations, guidelines and laws that influence the cost of construction on campus:
- NFPA 101, Life Safety Code (National Fire Protection Association) – Means of egress, fire barriers, interior finish, exit lighting. (Texas Administrative Code, Title 28, Chapter 34)
- IBC (International Building Code; International Code Council) – Minimum building code requirements.
- State Energy Conservation Office (SECO) and ASHRAE (American Society of Heating, Refrigerating, and Air Conditioning Engineers) – State Energy Conservation Design Standard (ASHRAE 90.1), air changes and fresh air requirements.
- The State requires any public construction project estimated to exceed $8,000, and involves electrical or mechanical engineering, to be designed by a Texas Licensed Professional Engineer (P.E.). A P.E. is also required when public money is involved but electrical or mechanical engineering is not required and the contemplated expenditure for the project exceeds $20,000. Also included are other buildings having more than one story, buildings that contain a clear span between supporting structures greater than 24 feet on the narrow side; and single story buildings having a total floor area over 5,000 square feet. A P.E. must also provide construction observation. (Reference the Texas Engineering Practice Act).
- The State requires any public project used for education, assembly or office occupancy exceeding $100,000 for new construction or $50,000 for renovation (that alters or adds to an existing state owned building and involves removal, relocation, or addition of a wall or partition or the alteration or addition of an exit) be designed by an Architect licensed in the State of Texas. The architect must also provide construction observation. (refer to Texas Administrative Code, Title 22, Part 1, Chapter 1)
- All construction, renovations or modifications, in whole or in part, to any state-owned facility are subject to compliance with the Texas Accessibility Standards (TAS). Projects estimated to cost $50,000 or more are also required to have plans and specifications submitted to the State for review and a post construction inspection to ensure compliance must be performed by a State licensed Registered Accessibility Specialist (R.A.S.)
