Once design is complete, the AEC industry follows a structured approach to actually building the project. Energy engineers often interact with projects during construction but may not understand the distinct phases involved.
For Energy Engineers: When you’re asking about project status or trying to schedule a site visit, understanding these phases helps you know what’s actually happening on site and what information is available. Asking for performance data during early construction won’t work - the equipment isn’t installed yet. Asking for submittals during closeout is too late - those were reviewed months ago.
Pre-Construction
After a contractor is selected but before physical construction begins, the team finalizes logistics: permits, submittals, scheduling, mobilization, and site preparation. This is when the contractor develops the detailed construction schedule and confirms how the project will actually be built.
Submittals and Procurement
The contractor submits product data, shop drawings, and samples for review by the design team. Equipment and materials are ordered. This phase determines what specific products will actually be installed - not just generic specifications but actual manufacturers and model numbers. For energy projects, this is critical for confirming performance specifications.
Construction
Physical building happens. The contractor manages trades, coordinates installations, and addresses field conditions. Site visits and inspections occur. Changes and clarifications are common as the design meets reality.
Substantial Completion
The project is essentially complete and ready for occupancy, though minor punch list items may remain. Systems should be functional and the owner can begin using the space.
Commissioning and Start-up
Systems are tested, adjusted, and verified to operate as designed. Training is provided to operators. For energy projects, this is when you confirm that efficiency measures are actually functioning properly.
Closeout
Final documentation is submitted: as-built drawings, operation and maintenance manuals, warranties, and final accounting. Punch list items are completed.
Measurement and Verification (M&V)
Not standard in most typical AEC projects but common in energy projects. Post-occupancy monitoring confirms that energy savings are being achieved. This may extend months or years after construction completion.