Alabama Community College System (ACCS) Projects

The ACCS portion of ACT 2021-476 (House Bill 220) became effective August 1, 2021, and pursuant to discussions between ACCS and DCM:

  • Ongoing ACCS projects: Projects which started prior to August 1, 2021 (a DCM project number lower than 2021600 was assigned), will continue to completion (including the year-end inspection) within DCM’s plan review, contracts and inspections jurisdiction. This includes Open-End projects, Bid Packages, and Phases of ongoing projects.
  • New ACCS storm shelters and new ACCS buildings containing storm shelters: For such projects starting on or after August 1, 2021, the entire project must be plan reviewed by DCM, and the storm shelter area must be inspected by DCM; Owners may also contract for DCM inspection of entire project, and/or for DCM contract review services.
  • New ACCS projects of existing buildings containing storm shelters: For such projects starting on or after August 1, 2021, if the storm shelter, or the utility connections to the storm shelter, or the means of egress (including exit passageways/corridors, exit and exit discharges) are affected, then the entire building/project must be plan reviewed by DCM, and the storm shelter area must be inspected by DCM; Owner may also contract for DCM inspection of the entire project, and/or for DCM contract review services. If neither the storm shelter, utility connections nor means of egress are affected, it is not required for DCM to perform a plan review nor perform an inspection; nevertheless, Owners may still contract for DCM plan review and construction inspection services together, and/or for DCM contract review services.
  • New ACCS non-storm shelter projects: ACCS institutions with non-storm shelter projects starting on or after August 1, 2021 may contract with DCM for plan review and construction inspection services together, and/or for contract review services. DCM must provide plan review and construction inspection services together to ensure uniformity of code application.

Plan Reviews by DCM of the entire building/project are required for:

  • Ongoing ACCS projects which started prior to August 1, 2021 (a DCM project number lower than 2021600 was assigned).
  • New ACCS storm shelters and new ACCS buildings containing storm shelters which started on or after August 1, 2021.
  • New ACCS projects of existing buildings containing storm shelters which started on or after August 1, 2021 if the storm shelter, or the utility connections to the storm shelter, or the means of egress (including exit passageways/corridors, exit and exit discharges) are affected.

Plans and specifications of all of the above project types must include the entire building/project. The entire building/project will be reviewed. Plan review submittals must adhere to all requirements of DCM's Manual of Procedures Chapter 3 and ICC 500 (see DCM Bulletin Updated Guidance on Mandatory Storm Shelters in New Buildings of Public Universities and Colleges [Act 2012-554] dated 10/21/20). DCM Form C-17: Contractor’s Statement of Responsibility for Construction of Tornado Storm Shelter (Hurricane Shelter Where Applicable) and DCM Form B-14: Certification of Structural Observations are the only two forms DCM requires to be included in the project manual of new ACCS storm shelters and new ACCS buildings containing storm shelters started on or after August 1, 2021, and of new ACCS projects of existing buildings containing storm shelters which started on or after August 1, 2021 if the storm shelter, or the utility connections to the storm shelter, or the means of egress (including exit passageways/corridors, exit and exit discharges) are affected. The Plan Review Fee is based on the estimated cost of work of the entire project.


Construction Inspections by DCM of the entire project are required for:

  • Ongoing ACCS projects which started prior to August 1, 2021 (a DCM project number lower than 2021600 was assigned).

All such projects require a DCM Inspector-facilitated pre-construction conference which can be scheduled after the Permit Fee is paid. The Permit Fee is based on the cost of work of the entire project. The Permit Fee and CDA Fee-CC must be paid by the time a construction contract is submitted to DCM for review. A pre-construction conference can occur once the Inspector receives a copy of the fully executed construction contract and notice to proceed from DCM's office. Benchmarks must then be met for required inspections as listed in the Pre-Construction Conference Checklist. DCM Inspectors will issue Certificates of Substantial Completion.


Construction Inspections by DCM of only the storm shelter areas are required for:

  • New ACCS storm shelters and new ACCS buildings containing storm shelters which started on or after August 1, 2021.
  • New ACCS projects of existing buildings containing storm shelters which started on or after August 1, 2021 if the storm shelter, or the utility connections to the storm shelter, or the means of egress (including exit passageways/corridors, exit and exit discharges) are affected.

Requirements and Details:

  • The three-step inspection process includes:
  • DCM Inspectors do not need to attend the main pre-construction conference, unless the Lead Design Professional wishes to have a combination pre-construction conference/pre-storm shelter meeting at the same time.
  • In order to schedule the storm shelter pre-construction meeting with a DCM Inspector, the Lead Design Professional must send DCM a copy of the fully-executed construction contract and Notice-to-Proceed, as well as payment of the Permit Fee, or indication that the Permit Fee is to be paid using PSCA funds, if available, and include the total cost estimate of the storm shelter, connecting utilities and means of egress. Whether paying the fee online with a credit card or e-check, or delivering a physical check with a Permit Fee Worksheet, or using PSCA funds, please note the total cost estimate of the storm shelter (not just on an upcharge, if any, to fortify the space), connecting utilities and means of egress must be used to calculate the Permit Fee.
  • DCM Inspectors will issue inspection reports, and will not issue Certificates of Substantial Completion.

Forms and Documents for ACCS projects started on or after August 1, 2021:

  • The only DCM Forms allowed for use with ACCS projects started on or after August 1, 2021 are DCM Form B-1: Transmittal of Plans and Specifications, DCM Form B-14: Certification of Structural Observations, and DCM Form C-17: Contractor’s Statement of Responsibility for Construction of Tornado Storm Shelter. All other DCM uniform documents and standard forms are not to be used for these projects.

Contract Review by DCM is required for:

  • Ongoing ACCS projects which started prior to August 1, 2021 (a DCM project number lower than 2021600 was assigned), whether PSCA-funded or fully locally-funded.

Additional details will be added to this webpage as they become available. Please feel free to send any comments, questions or concerns to feedback@realproperty.alabama.gov. We will answer any questions within DCM’s jurisdiction, and will direct you to other agencies if an answer is not within DCM’s jurisdiction.


Fully Locally-Funded ACCS Projects Started Prior to August 1, 2021:

Fully Locally-Funded definition: A project for which the funding is totally derived from the resources of the local Awarding Authority/Owner, including but not limited to federal and local funds, grants and donations (no state funds or state bond issue funds are involved).

Fully locally-funded ACCS projects started prior to August 1, 2021 are administered by DCM's Contract Administration Division, Plan Review Division and Project Inspection Division, and were assigned DCM project numbers lower than 2021600; the following is applicable to such projects:

Form Use and Contract Document Administration Fee

  • When an ACCS project is fully locally-funded for the entire project, the ACCS forms listed below must be used during the entire project, with two exceptions: (1) DCM does not review fully locally-funded ACCS project payment applications; the pay. app. forms provided below are solely for your use if needed. (2) If your firm is going to perform work for a two-year college under an Open-End Agreement Between Owner and Architect (O/A Agreement), contact the college or ACCS for their Open-End O/A Agreement template which has instructions and special provisions specific to two-year college open-end projects. Note: DCM reviews all ACCS project O/A Agreements (including Open-End), Amendments, Construction Contracts and Change Orders.
  • The Contract Document Administration Fee-O/A must be paid by the time an O/A Agreement is submitted to DCM for review. The Contract Document Administration Fee-CC and the Permit Fee must be paid by the time a construction contract is submitted to DCM for review. O/A Agreement and construction contract reviews can begin once the fees have been paid. See User Fees webpage for payment information.
    CDA Fee-O/A Exception: Open-End O/A Agreements have no specific project sum at inception; therefore a CDA Fee-O/A cannot initially be determined. Because one of the purposes of this type of Agreement is to aggregate services for multiple smaller projects, the CDA Fee-O/A associated with Open-End O/A Agreements is billed annually with a year-end of June 30th. The CDA Fee-CC for a Construction Contract of an Open-End project is still due when the contract is submitted to DCM.
  • Architectural/Engineering Firms:
    • Document admin: As part of owners' payments to lead design professionals (LDP) for Service D-Construction Contract Procurement and Service E-Construction Contract Administration, it is the responsibility of the LDP to prepare the construction contract with bond forms, any change order with justification form and supporting documentation, the certificate of substantial completion with attachments, and deliver them to the contractor for execution. The LDP is also responsible for preparing other documents such as the final payment checklist with attachments. It is the responsibility of the LDP to ensure attachments from contractors such as executed bonds, insurance certificates, back-up for change orders, and executed roof warranties are complete and meet the requirements of the Manual of Procedures.
    • Storm damage: If the AL Division of Risk Management (DRM) is the insurer, include the DRM claim #, if any, on O/A Agreements and B-1 transmittals.

Pre-Construction Conference, Inspections and Permit Fee

  • All projects require a DCM Inspector-facilitated pre-construction conference which can be scheduled after the Permit Fee is paid. The Permit Fee and CDA Fee-CC must be paid by the time a construction contract is submitted to DCM for review. A pre-construction conference can occur once the Inspector receives a copy of the fully executed construction contract and notice to proceed from DCM's office. Benchmarks must then be met for required inspections as listed in the Pre-Construction Conference Checklist.

Public School and College Authority (PSCA)

  • When an ACCS project is partially or fully PSCA-funded from the beginning of the project, PSCA forms must be used during the entire project (instead of ACCS forms) and submitted to DCM. DCM's Contract Administration Division administers and reviews all PSCA-funded ACCS project contract documents including payment applications.
  • If an ACCS project begins with local funds and during the project is awarded partial or full PSCA funding, PSCA forms must be used for the remainder of the project. Contact DCM Contract Administration Division for assistance with completing documents required to convert fully locally-funded projects to PSCA. The basic Contract Document Administration Fee must be paid when a fully locally-funded project O/A Agreement and construction contract is converted to PSCA, see User Fees webpage for payment information. Note: PSCA funding is not applicable to Open-End O/A Agreements; locally-funded Open-End O/A Agreements cannot be converted to PSCA.

Manual of Procedures

  • For more detailed instructions than listed below, and for plan review and inspections requirements, see DCM's Manual of Procedures.

Forms

Brief Instructions for Architects/Engineers


Owner/Architect/Engineer Documents


Include 1 copy with each plan review submittal.
For reference, does not need to be submitted.
Due before O/A Agreement is reviewed by DCM.
For reference, does not need to be submitted.
Give Article 13 to architect's ins. rep; submit 5 copies of architect's ins. certificate.
Submit 5 originals, each notary sealed.
Submit 5 copies of Architect's/Engineer's entire MOU.
Owner required to apply for a certificate on each project.
Submit 5 originals.
Submit 1 copy with each Amendment original.
Contact college or ACCS for instructions.

Construction Administration Documents


For use as needed.
Submit 6 copies.
May be used in lieu of a cashier’s check.
Submit 6 copies, notary seal must show.
For reference, does not need to be submitted.
Due before Construction Contract is reviewed by DCM.
Due before Constr. Contract is reviewed by DCM, and before scheduling pre-con.
Submit 6 originals.
Submit 6 originals, with original power of attorney.
Submit 6 originals, with original power of attorney.
Give Article 37 to contractor's ins. rep; submit 6 copies of contractor's ins. certificate.
Submit 6 originals, each notary sealed.
Submit 6 copies of contractor's entire MOU.
Contractor required to apply for a certificate on each project.
Required on projects with a $100,000 contract or more.
Submit 1 original, when required.
For use as needed.
Submit 6 originals.
Submit 6 originals.
Contact college or ACCS for instructions.
Contact college or ACCS for instructions.
Contact college or ACCS for instructions.
Submit 1 original, when required.
For use as needed.