GA General Contractor cheat sheet

Standard AIA documents: A101 (owner-contractor, stipulated sum), A201 (general conditions), A701 (instructions to bidders), G702/G703 (application and certificate for payment).

Substantial Completion is the stage when the work is sufficiently complete per the contract documents so the owner can occupy or use it for its intended purpose; it starts warranties, utility transfer, and retainage reduction.

A Change Order is a signed agreement on price and time; a Construction Change Directive (CCD) directs the work before price and time are agreed and is later converted to a change order.

Retainage is commonly 5-10% of each pay request; Georgia public works contracts cap retainage at 5% (O.C.G.A. 13-10-80) with release at final completion.

The schedule of values allocates the contract sum to work items; each pay application is certified by the architect and paid within the contract-stated period, typically 7-10 days after certification.

Critical path method: the critical path is the longest dependent chain through the network; activities on it have zero total float, so any delay there extends the completion date.

Excusable delay (weather, force majeure, owner acts) may extend time only; compensable delay (owner-caused) supports both time and cost; contractor-caused delay is non-excusable and may trigger liquidated damages.

Architect review of submittals and shop drawings does not relieve the contractor of responsibility for dimensional accuracy, quantity, or compliance with the contract documents.

Oral field instructions are confirmed in writing via RFI or field directive within the contract-specified period; contemporaneous records are the basis for time and cost claims.

Volume relationship: bank volume x swell factor = loose volume; required bank cut for a fill equals compacted fill volume x (1 + shrinkage), with shrinkage typically 10-25% for soils.

Mass diagram: net earthwork = total cut minus total fill (fill adjusted for shrinkage); a net negative balance requires borrow, a net positive balance creates excess to be wasted on site or hauled off.

Compaction: typically 95% of maximum dry density (ASTM D698 Standard Proctor) beneath slabs and structures, 98% beneath pavements and footings; verify by nuclear gauge or sand cone (ASTM D1556).

OSHA: any excavation 5 ft or deeper requires a protective system; Type B soil slopes at 1:1, Type C at 1.5:1, and excavations deeper than 20 ft require a registered design.

Sanitary sewer minimum slope is 1/8 in per foot (about 1%) for 4-in pipe, with 1/4 in per foot preferred; storm drains need at least 2 ft/s self-scouring velocity at design flow.

Water main separation from sewer: 10 ft horizontal, or 18 in vertical clearance at crossings; where that cannot be met, use pressure-rated pipe and encasement.

Erosion and sediment control sequence: silt fence on contour downslope of disturbance, inlet protection, stabilized construction entrance, and stockpiles behind sediment barriers.

Georgia law requires calling 811 before any excavation; work within the marked tolerance zone is done by hand until the utility is exposed and located.

Dewatering must lower the groundwater table to at least 2 ft below the excavation bottom before placing concrete, bedding pipe, or compacting subgrade.

Water-cementitious ratio governs strength and permeability: lower w/cm yields higher strength; about 0.45-0.50 for normal exposed work, 0.40 or less for severe exposure.

Slump (ASTM C143) measures workability: 4 in is typical for footings and slabs; values above 8 in are permitted only with a high-range water reducer and mix redesign.

Acceptance is based on 28-day compressive strength f'c; standard cylinders are 6x12 in or 4x8 in, moist-cured and tested per ASTM C39, with one set per 50-150 cu yd.

ACI 318 minimum cover: 3 in cast against earth, 2 in for beams and columns, 1.5 in for slabs, 3/4 in for interior slabs not exposed to weather.

Rebar sizes: #4 = 1/2 in dia, 0.20 in2; #5 = 5/8 in, 0.31 in2; #6 = 3/4 in, 0.44 in2; #8 = 1 in, 0.79 in2; the bar number equals eighths of an inch of diameter.

Form removal: vertical forms 24-48 hrs; slab soffits about 7 days; beam and joist soffits about 14 days, or per the approved schedule and 28-day strength for post-tensioned members.

Curing: 7 days of moist curing for ASTM C150 cement concrete, 3 days for Type III; protect placements when ambient temperature is 40 F and falling.

Consolidate with an internal vibrator at 12-18 in spacing, penetrating the previous lift a few inches; over-vibration causes segregation and bleeding.

Control joints: spacing 24-36 times the slab thickness in inches, saw-cut to about 1/4 of the slab depth soon after finishing; isolation joints separate slabs from walls and columns.

Modular brick is nominally 3-5/8 in wide x 2-1/4 in high x 7-5/8 in long; with a 3/8 in joint, three courses equal 8 in so brick coursing aligns with concrete block.

Concrete masonry unit is nominally 8x8x16 in, actual 7-5/8 x 7-5/8 x 15-5/8 in; an 8-in grouted or hollow CMU wall weighs roughly 40-55 psf.

Mortar compressive strengths: Type M about 2500 psi (highest), Type S about 1800 psi, Type N about 750 psi, Type O about 350 psi; Type N is general purpose above grade.

Bed and head joints are typically 3/8 in and are tooled when the mortar is thumbprint hard; raked or concave tooling compacts the joint and improves water resistance.

Grout lift limits are 5 ft for 8-in block and up to 12 ft 8 in for walls 12 in and larger; each lift is consolidated and reconsolidated after initial settlement.

Wall ties at 16 in o.c. vertically and 24 in o.c. horizontally with at least 1 in embedment each side; anchor bolts 1/2 in diameter at 24 in o.c. and within 12 in of wall ends.

Base flashing with weep holes at 24 in o.c. (about 1/4 in wide), a mortar-blocking mesh behind the flashing, and through-wall flashing at shelf angles and above openings.

Control joints at roughly 20-25 ft spacing or 2-3 times wall height, plus bond beams at openings and roof level; reinforcement must not cross a control joint.

Efflorescence indicates water migrating through the wall and evaporating on the surface; it is a water-management problem, not a mortar-strength problem.

ASTM A992 wide-flange steel has Fy = 50 ksi and Fu = 65 ksi; A36 has Fy = 36 ksi; A500 hollow structural sections typically Fy = 46 ksi.

High-strength bolts are F3125 Grade A325 or A490; standard holes are 1/16 in larger than the bolt diameter, oversize holes 1/8 in (3/16 in for bolts over 7/8 in).

Turn-of-nut pretensioning uses 1/3 turn for bolt lengths up to 4 diameters and 1/2 turn for longer bolts after snugging; tension-control bolts snap their splined end when pretensioned.

Welding per AWS D1.1: E70XX electrodes deposit 70 ksi tensile weld metal; prequalified joint details, minimum fillet sizes, and preheat requirements apply.

Shop drawings and erection drawings must be approved before fabrication; specify shop primer, galvanizing, and touch-up of field welds and damaged coatings.

Erection tolerances: plumbness of columns within 1:500 of height and alignment within 1 in at splices; survey and document elevations and plumbness after final bolting.

Camber is fabricated into beams to offset dead-load deflection; cutting, drilling, or welding on structural members in the field requires engineer approval.

Slip-critical connections require faying-surface preparation (Class A or B) and are used where joint slip would be unacceptable or where loads are fatigue or seismic governed.

Fire protection by sprayed fire-resistive material, intumescent coating, or encasement; the required thickness depends on hourly rating and the member's weight-to-heated-perimeter ratio (W/D).

Nominal versus actual: 2x4 = 1-1/2 x 3-1/2 in; 2x6 = 1-1/2 x 5-1/2 in; 2x10 = 1-1/2 x 9-1/4 in; dressed widths are 1/2 in under nominal for 2-6 in sizes and 3/4 in under for larger.

Studs at 16 in or 24 in o.c.; walls use a single bottom plate and a double top plate with laps at corners and bearing partitions.

Headers are sized from the IRC span tables by span, load, and number of stories; king and jack studs are required at each end, and cripple studs fill above openings.

Joist notching: at ends no more than 1/4 of the depth; no notches in the middle third of the span; holes no larger than 1/3 of the depth and kept at least 2 in from edges.

Fire blocking (1/2 in gypsum or 3/4 in plywood) is required in concealed spaces at floor and ceiling levels, at 10 ft intervals in vertical chases, and at the top and bottom of stair stringers.

Dimension lumber is installed at 19% moisture content or less; verify with a meter before closing walls, and allow acclimation before installing finish flooring.

Wall sheathing is nailed 6 in o.c. on panel edges and 12 in o.c. in the field, 6/12 on roofs in high-wind zones; panels are staggered so four corners do not meet.

Preservative-treated wood follows AWPA Use Categories: UC4A and UC4B for ground contact, UC2 for interior damp locations; field-cut ends are treated with a field-applied preservative.

Roof and floor trusses are engineered components; no cutting, notching, or field modification is permitted without a sealed repair detail from the truss designer.

Low-slope roofs have a rise less than 3:12 and use built-up, modified bitumen, or single-ply membranes; steep-slope roofs are 3:12 and greater and may use shingles or tiles.

Asphalt shingles are limited to 2:12 and steeper (4:12 recommended), with double underlayment below 4:12 and an ice-dam protection membrane where required by code.

Built-up roofing consists of alternating layers of asphalt and reinforcing felt; a 4-ply BUR over a base sheet is common, with a gravel or cap-sheet surfacing.

Single-ply membranes: EPDM is a thermoset seamed with adhesive or tape; TPO and PVC are thermoplastics joined by heat welding; typical thickness is 45-80 mil.

Positive drainage: minimum 1/4 in per foot slope to drains or scuppers; ponding is water standing more than 48 hours after rain and indicates inadequate slope or drain sizing.

Base flashing extends at least 8 in above the roof surface at walls and curbs; counterflashing overlaps the base flashing by at least 4 in and is set in a reglet or with a termination bar.

Secondary or overflow drainage is required where the roof area exceeds 10,000 sq ft or where the primary drain could be blocked, and drains must be sized for the design rainfall rate.

Waterproofing resists hydrostatic pressure (sheet membranes, bentonite, crystalline coatings); dampproofing (asphalt coating) resists capillary moisture only and is used on walls without hydrostatic head.

Below-grade sheet waterproofing goes on the positive (water) side, lapped shingle-fashion over a prepared substrate with protection board; concrete decks must pass a moisture test before membrane application.

Insulation values: 3-1/2 in batt = R-13, 5-1/2 in = R-19 to R-21, blown cellulose about R-3.7 per inch, polyisocyanurate about R-6 per inch, XPS about R-5, EPS about R-4.

Georgia spans IECC climate zones 2, 3, and 4; ceiling insulation is roughly R-38 in zones 2-3 and R-49 in zone 4 counties, with wall values from R-13 to R-20 depending on the compliance path.

Vapor retarders are placed on the warm-in-winter side; in Georgia's mixed-humid climate a Class II or III retarder combined with air sealing permits inward drying.

Air-barrier continuity controls far more moisture movement than the vapor retarder; the IECC blower-door target is 3 ACH50 or less for the building envelope.

Weather-resistive barrier is installed shingle-fashion: upper courses lap over lower courses 6 in horizontally and 2 in vertically, and the WRB laps over flashings below.

Thermal bridging through framing reduces effective R-value; continuous exterior rigid insulation or offset double-stud framing raises whole-wall performance.

Dampproofing is applied to foundation walls above the water table; waterproofing is required where hydrostatic pressure exists or where exterior grade is above the interior floor.

Foam plastic insulation in walls needs a code-approved thermal barrier such as 1/2 in gypsum, or an ignition barrier where permitted in attics and crawl spaces.

Penetrations of rated assemblies are sealed with listed firestop systems tested to ASTM E814; fireblocking of concealed spaces is a separate requirement from firestopping of penetrations.

Egress doors are at least 3 ft wide and 6 ft 8 in high, providing 32 in clear width; the door leaves swing in the direction of egress where the occupant load is 50 or more.

Hollow-metal leaves are 1-3/4 in thick in 16- to 14-gauge frames; wood doors are 1-3/8 in interior and 1-3/4 in exterior or rated, and hardware prep follows ANSI/BHMA standards.

Fire-rated door assemblies carry a label stating the rating in minutes; the leaf, frame, closer, and hardware must all be labeled and the rating must match the wall assembly.

Safety glazing: tempered or laminated glass is required in doors, within 24 in of a door edge, and where glazing is less than 18 in above the floor or exceeds 9 sq ft in one pane (CPSC 16 CFR 1201).

NFRC labels report U-factor, solar heat gain coefficient, and visible transmittance; Georgia's energy code limits U-factor to roughly 0.35-0.40 and SHGC to roughly 0.25-0.35 by compliance path.

Window openings in framed walls require sill pans with end dams, back dam, shingle-lapped weather barrier, and head flashing integrated so water drains to the exterior.

Panic hardware is required on egress doors serving assembly and educational occupancies with occupant loads of 50 or more, and door hardware must release with one operation without a key.

Standard hardware dimensions: 2-3/4 in backset and 2-1/8 in cross-bore for cylindrical locksets; 5 in backset for mortise locks; thresholds no more than 1/2 in high in accessible routes.

Storefront and curtain wall are drained and vented systems with weep holes and gaskets; sills slope about 1/4 in per foot to the exterior and are shimmed to structural supports.

Gypsum board: 1/2 in standard, 5/8 in Type X for fire-rated assemblies, 1/4 in for curved or skim-coat applications; moisture-resistant board in wet areas.

Fastener spacing: 12 in o.c. in the field, 8 in o.c. at edges and ends, 7 in o.c. on ceilings; screws are dimpled into the board without breaking the paper face.

Gypsum finish levels per GA-214: Level 3 for texture, Level 4 for flat paint, Level 5 (skim coat) where gloss or semigloss paint or critical side lighting will reveal joints and framing.

Paint systems are typically one primer plus two finish coats; coverage is about 350-400 sq ft per gallon and application requires substrate moisture below the manufacturer's limit and surface temperature above 50 F.

VOC limits: federal standards are 250 g/L for flat and 380 g/L for non-flat coatings; many specifications require 50 g/L flat and 150 g/L non-flat.

Slab moisture before flooring: 75-80% relative humidity by ASTM F2170 in-situ probes, or 3 lb per 1000 sq ft per 24 hours by ASTM F1869 calcium chloride; adhesive manufacturers' limits govern.

Concrete should cure about 28 days before resilient flooring; a continuous vapor retarder beneath the slab is the primary defense against moisture damage to finishes.

Resilient flooring requires substrate flatness of 1/8 in in 10 ft (ASTM F710); wood flooring requires acclimation to 6-9% moisture content and a perimeter expansion space.

Coatings over concrete must be checked for moisture vapor emission, surface pH, and curing-compound residue, since curing compounds prevent coating adhesion.

ADA grab bars are mounted 33-36 in above the floor to centerline, with a 42 in side-wall bar and a 36 in back-wall bar; accessories must resist 250 lb of force and not obstruct the bar.

ADA signs use raised characters and braille, are mounted 48-60 in above finished floor on the latch side of the door, and have a matte non-glare finish with contrast.

Fire extinguishers: maximum 75 ft travel distance for Class A hazards, 30-50 ft for Class B depending on hazard level; the top of the unit is mounted no more than 5 ft above the floor (4 ft if over 40 lb).

Architectural woodwork is specified by AWI grade: Economy, Custom, or Premium, together with species, finish system, and panel construction, all shown on the drawings.

Toilet partitions may be overhead-braced, floor-mounted, or ceiling-hung; an accessible compartment is about 60 in wide by 59-60 in deep with a 32 in outswinging door and outside pull.

Operable partitions are rated for sound transmission (STC) and sometimes for fire; the track, pocket, and structural support must be coordinated before slabs and ceilings are built.

Solid waste and recycling chutes require fire-rated shafts, sprinkler protection, and discharge-room access, plus a chute intake door with a self-closing rated assembly.

Equipment sections need rough-in coordination: electrical, plumbing, ventilation, and structural data must be issued before walls are closed and slabs are poured.

Loading-dock equipment includes levelers, seals, and bumpers specified by capacity (commonly 25,000-40,000 lb) and installed before final paving to keep the approach grade correct.

OSHA fall protection: 6 ft for general construction, 10 ft on scaffolds, 4 ft in general industry; guardrails are 42 in plus or minus 3 in with a midrail at 21 in.

Excavations require a protective system at 5 ft and a ladder or ramp within 25 ft of lateral travel in any trench 4 ft or deeper; spoil piles are kept at least 2 ft back from the edge.

Portable extension ladders are set at a 4:1 slope with 3 ft extending above the landing and tied off; fixed ladders above 24 ft require a personal fall arrest or ladder safety system.

Scaffolds are fully planked, keep a base-to-height ratio of 4:1 or are tied to the structure, and require fall protection at 10 ft.

IBC egress: 0.2 in of capacity per occupant for level components and 0.3 in for stairways in unsprinklered buildings, reduced to 0.15 and 0.2 when sprinklered; 32 in minimum clear door width and 44 in corridors where the occupant load is 50 or more.

Georgia adopts the Georgia State Minimum Standard Codes (IBC, IRC, IEBC, IPC, IMC, NEC with state amendments), published by the Department of Community Affairs and enforced by local jurisdictions.

Georgia issues general contractor and residential licenses through the Georgia Construction Industry Licensing Board; a state license is required for nonresidential work above the statutory cost threshold and calls for exam, experience, and insurance.

Georgia mechanic's lien: a claim of lien must be filed in the county records within 90 days after the last day labor, services, or materials were furnished, and a foreclosure suit filed within 12 months.

Georgia's Right to Repair Act (O.C.G.A. 8-2-35 et seq.) requires a written notice and an opportunity to inspect and repair before a homeowner files suit for a construction defect; workers' compensation is required for employers with three or more employees.