Glossary
Plain-English definitions of the terms owners, operators, and developers run into when commissioning a building in Greater Victoria. Delivery methods, scope types, and the shorthand that shows up in contracts, drawings, and leases, defined without the jargon. Have a specific question instead? See our FAQ.
Delivery methods
A project delivery method where a single firm holds both the design and construction contracts. The client has one point of accountability from first sketch to final inspection, instead of separate contracts with an architect and a contractor. It is how EDDA delivers projects by default. See Design-Build.
The traditional delivery method, where the client hires an architect, completes the drawings, then tenders the project to contractors. It creates a handoff between design and construction, which is a common source of change orders and schedule slips.
A delivery method where the construction manager runs the project day to day while the owner holds trade contracts directly and stays close to cost and procurement decisions. EDDA offers CM for larger and multi-phase projects. See Construction Management.
In CM-at-risk, the construction manager guarantees a maximum price for the project. In CM agency, the construction manager acts purely as the owner's representative without taking on financial risk. EDDA can structure either approach.
A delivery method where a single contractor takes responsibility for executing the construction, coordinating trades, managing the schedule, and controlling the budget across the build. See general contracting.
In an open-book contract, costs are visible to the client line by line, with a defined fee. In a fixed-price (or lump-sum) contract, the client pays an agreed total regardless of underlying cost. EDDA works either way, chosen to protect the client's investment for the specific project.
Scope and building types
The construction that adapts a leased commercial space to a specific tenant's use: layout, finishes, mechanical, electrical, and millwork built around how the business runs. Often funded in part by a landlord through a tenant improvement allowance. See Tenant Improvements.
A sum the landlord contributes toward a tenant's build-out, defined in the lease. The tenant typically funds work above the allowance.
Construction that delivers the base building, structure, envelope, primary mechanical and electrical systems, and shared spaces, while leaving tenant areas unfinished for later fit-out.
The construction of a new building from foundation to final occupancy, including site work, structure, envelope, systems, and interiors. See Ground-Up Construction.
A substantial rework of an existing building involving structural, mechanical, envelope, or interior changes at scale, usually requiring permits and engineering input. See Major Renovations.
The system of walls, windows, roof, and detailing that separates a building's interior from the exterior. It controls air, water, vapour, heat, and sound transfer, and it largely determines how a building ages. See Building Exteriors.
A cladding system that separates the exterior cladding from the air and moisture barrier behind it, allowing drainage and ventilation. It is the standard for new construction and most envelope retrofits on Vancouver Island.
The practice of designing and building indoor environments for human health, attending to air quality, natural and artificial light, moisture management, low-toxicity materials, water, and EMF exposure as an integrated system. It is a set of decisions made through every trade and detail, not a finish added at the end. See Building Biology.
The combined quality of a building's interior conditions: air, light, acoustics, moisture, and materials. A central concern in clinical, education, and wellness-positioned builds.
Industry and project terms
The movable items and specialty equipment installed in a space, and the procurement, delivery, and installation coordination they require. A common source of opening-date slips in hospitality and retail.
In hospitality and retail, the customer-facing areas (FOH) and the operational areas such as kitchens, prep, and storage (BOH). The workflow between them is designed before construction begins.
A building code classification based on how a building is used (assembly, business, mercantile, residential, and so on). It drives code requirements for egress, fire separation, accessibility, and more, and is a key consideration in mixed-use buildings.
In British Columbia, a report that forecasts a strata corporation's major repair and replacement needs and costs over time. EDDA implements work scoped in depreciation reports for strata clients. See Strata.
The point at which a project is sufficiently complete that the owner can use it for its intended purpose, even if minor items remain. It is a defined contractual and warranty milestone.
The process of reviewing a design to find equal or better performance at lower cost, ideally aligned with operating cost over the building's life, not just first cost.