iSpec LLC

The licensed architect legally responsible for the design documents submitted for a building permit. They ensure the design meets all applicable codes and standards.

Updated construction drawings that reflect all changes made during the building process, showing the project exactly as it was constructed rather than as originally designed.

A formal proposal submitted by a contractor outlining the cost and scope of work for a project. Always compare multiple bids to ensure competitive and fair pricing.

A set of regulations established by local or state governments that governs the design, construction, and safety standards of buildings. All projects in Columbus, Ohio must comply with applicable building codes.

The process of finishing or customizing an interior space, commonly used in commercial construction when a tenant transforms a raw space to suit their needs.

An official document issued by a local government agency confirming that a building meets all codes and is safe for occupancy. Required before moving into a newly constructed or significantly renovated space.

A written amendment to the original construction contract that documents any changes to the scope, cost, or timeline of a project. Always get change orders in writing.

A reserved portion of the project budget set aside to cover unexpected costs or changes that arise during construction. Typically 10–15% of the total project cost.

The complete set of documents that define the terms of a construction project, including drawings, specifications, and the signed agreement between owner and contractor.

A construction delivery method where the contractor builds the structural framework and exterior of a building, leaving interior finishes for a later phase or tenant.

The permanent, fixed weight of a building's structural components, such as beams, floors, and walls. Engineers account for dead loads when designing a structure.

A project delivery method where a single contractor is responsible for both the design and construction of a project, streamlining communication and reducing costs and timelines.

A complete collection of architectural and engineering drawings used to guide the construction of a project, including floor plans, elevations, and structural details.

A scaled, flat drawing showing the exterior or interior face of a building or wall. Used by designers and contractors to visualize vertical surfaces and finishes.

The process of digging and removing earth to prepare a site for a foundation or underground utilities. Often one of the first physical steps in new construction.

A detailed document specifying all interior finishes for a project, including flooring, paint colors, tile selections, hardware, and fixtures.

The area of land covered by a building's foundation or ground floor. Expanding a building's footprint typically requires additional permits and approvals.

The structural base of a building that transfers its weight to the ground. Common types include slab, crawl space, and full basement foundations.

The structural skeleton of a building, typically made of wood or steel, that supports walls, floors, and the roof. Framing defines the shape and layout of the structure.

The primary contractor responsible for overseeing and managing all aspects of a construction project, including hiring and coordinating subcontractors, managing the budget, and ensuring the project is completed on time and to specification.

The process of leveling or sloping the ground around a building site to ensure proper drainage and a stable foundation.

The total floor area of a building measured from the exterior walls, including all interior spaces such as hallways, closets, and mechanical rooms.

The direct construction costs of a project, including labor and materials. Distinguished from soft costs such as design fees, permits, and financing.

Stands for Heating, Ventilation, and Air Conditioning. Refers to the systems that regulate temperature, airflow, and air quality within a building.

A legal document signed by a contractor or subcontractor confirming they have received payment and waiving their right to place a lien on the property for that portion of work.

A wall that supports the weight of the structure above it. Removing or modifying a load-bearing wall requires careful engineering and structural reinforcement.

Custom wood products crafted for a specific project, such as cabinetry, trim, molding, shelving, and built-in furniture. A hallmark of high-end residential and commercial construction.

Stands for Mechanical, Electrical, and Plumbing — the three major building systems that make a space functional. MEP coordination is critical during both design and construction phases.

The process of building a completely new structure from the ground up, as opposed to renovating or remodeling an existing building. Requires full permitting, site preparation, and all phases of construction.

An official approval issued by a local government authority allowing construction, renovation, or demolition to begin. Pulling the proper permits protects both the owner and contractor and ensures work is inspected and up to code.

A list of outstanding items, touch-ups, or corrections that need to be completed before a project is considered fully finished and final payment is released.

The individual responsible for overseeing the day-to-day progress of a construction project, coordinating between the owner, design team, and subcontractors to keep the project on schedule and on budget.

A formal document submitted during construction when clarification is needed on the drawings, specifications, or scope of work. RFIs keep communication clear and documented.

The process of improving, updating, or reconfiguring an existing structure or interior space. Can range from cosmetic updates to full structural changes and typically requires permits depending on scope.

The early stage of installing mechanical, electrical, or plumbing systems before walls are closed up. Rough-in work is inspected before being covered with drywall or finishes.

A detailed written description of all the work to be performed on a project. A clearly defined scope of work protects both the owner and contractor and reduces the likelihood of disputes.

A specialized trade contractor hired by the general contractor to perform specific portions of the work, such as electrical, plumbing, HVAC, or tile installation.

Product data, samples, or shop drawings submitted by the contractor for review and approval by the architect or designer before materials are ordered or installed.

The process of measuring and quantifying materials needed for a project from the construction drawings. Used by contractors and estimators to calculate accurate project costs.

A project delivery approach where the contractor handles everything from design through construction, delivering a fully completed and ready-to-use space to the owner.

The process of reviewing a project's design and materials to find cost-saving alternatives without compromising quality, functionality, or aesthetics.

Local regulations that govern how land can be used and what types of structures can be built in a given area. Zoning laws affect building height, setbacks, density, and permitted uses.