Commercial Construction Glossary (The Complete Guide for Owners & Developers)

WagCo Construction | Black Hills & South Dakota Commercial Contractor

Commercial construction comes with a ton of industry terminology — from engineering terms to concrete specifications to project management processes. This glossary breaks down the most important construction terms business owners, property managers, and developers should understand when planning a commercial project in the Black Hills or anywhere in South Dakota.

Use this guide to communicate more clearly, avoid misunderstandings, and ensure you make informed decisions throughout your project.

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A

ADA Compliance

Standards set by the Americans with Disabilities Act for accessibility. Includes ramp slopes, doorway widths, restroom layout, parking stall dimensions, and accessible routes.

Addendum

An official change or clarification issued during the bidding phase before the contract is signed.

Allowance

A budget placeholder for a material or selection not finalized during contract signing.

Architectural Plans

Drawings that show layout, dimensions, design features, and material specifications of a building.

As-Builts

Updated drawings that reflect actual field conditions after construction is completed.

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B

Baseline Schedule

The agreed-upon project timeline that all progress is measured against.

Bid Package

A set of documents used to gather pricing from subcontractors, suppliers, or general contractors.

Blueprints

Construction drawings showing plans, elevations, sections, and details required to build a project.

Building Envelope

All exterior components of a structure — walls, roof, doors, windows — that separate indoors from outdoors.

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C

Change Order (CO)

A formal document that modifies scope, cost, or schedule after the contract is executed.

Civil Plans

Drawings showing site layout, utilities, grading, drainage, roads, and infrastructure.

Concrete Flatwork

Any horizontal concrete surface — sidewalks, slabs, curbs, driveways, parking lots.

Concrete Slab-on-Grade

A structural slab poured directly on prepared subgrade. Common for commercial buildings, warehouses, and retail spaces.

Control Joint

A sawed or tooled joint that controls where concrete cracks naturally as it cures.

Cure Time

The length of time concrete must sit to reach proper hardness and strength.

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D

Design-Build

A project delivery method where design, engineering, and construction are all handled by a single contractor (like WagCo). Faster and more streamlined than traditional bid-build.

Design–Bid–Build

Traditional process where the owner hires an architect first, then shops the plans to contractors for bids.

Drainage Plan

A map of how water will move around the site, required for commercial permitting.

Drywall (Gypsum Board)

Interior wall and ceiling surface material commonly used in commercial buildings.

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E

Elevation Drawing

A vertical view of a building face showing height, openings, materials, and architectural details.

Engineered Fill

Soil or aggregate placed and compacted to engineered specifications for proper stability and support.

Expansion Joint

Material installed between concrete sections to allow for movement due to temperature changes.

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F

Final Inspection

The last review by a building official before a Certificate of Occupancy is issued.

Finish Grade

The final elevation of soil after grading is complete.

Footings

Concrete elements below the foundation walls that distribute the building’s loads to the soil.

Formwork

Temporary molds used to hold concrete in place until it cures.

Framing

Structural skeleton of a building (steel, wood, or engineered materials).

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G

General Contractor (GC)

The company responsible for managing and delivering the entire construction project.

Geotechnical Report

A soil report used to determine proper foundation design, compaction, and site preparation.

Grade Beam

A reinforced concrete beam used to support structures in areas with poor soil or frost depth concerns.

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H

HVAC

Heating, Ventilation, and Air Conditioning systems used in commercial buildings.

Hardscape

Exterior surfaces like concrete pads, sidewalks, and paved areas.

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I

IFC (Issued for Construction)

The final set of drawings approved for building the project.

Insulation R-Value

A measure of how well insulation resists heat transfer. Higher R-values = better performance.

Interior Build-Out

The interior construction of commercial spaces — offices, retail, restaurants, TI work, etc.

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J

Joist

Horizontal structural members that support floors or ceilings.

Joint Sealant

Material placed in joints to prevent water, debris, or chemical penetration.

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K

Keyway

A groove in concrete to help two adjoining slabs connect and resist movement.

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L

Load-Bearing Wall

A wall that carries structural weight from above.

Lien Waiver

A document proving subcontractors and suppliers have been paid, protecting owners from future liens.

Light Gauge Steel

Thin steel framing used in commercial interior walls and ceilings.

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M

MEP

Mechanical, Electrical, and Plumbing — the core building systems of commercial construction.

Mobilization

The process of moving workers, materials, and equipment to the jobsite to begin construction.

Moment Frame

A structural framing system designed to resist lateral forces such as wind.

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N

NEC (National Electrical Code)

Standards that ensure safe electrical design and installation.

Non-Shrink Grout

Special grout used under structural steel base plates or machinery to maintain full bearing.

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O

Occupancy Permit

A document that allows the building to be legally occupied after construction.

Over-Excavation

Removing unsuitable soil to reach stable ground before placing concrete.

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P

Pavement Section

Full cross-section of a paved area — concrete thickness, base layer, subgrade, etc.

Pier Foundation

Vertical columns of concrete used where soil conditions require deeper load transfer.

Planset

The complete collection of drawings and specifications for a project.

Punch List

A list of remaining items that need finishing before final completion.

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Q

Quantity Takeoff (QTO)

A detailed measurement of materials required to complete a project.

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R

RFI (Request for Information)

A formal question submitted to clarify plans or specifications.

Rebar

Steel reinforcing bars embedded in concrete for strength.

Rough-In

The stage where plumbing, electrical, and mechanical systems are placed before walls are closed.

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S

Schedule of Values

A breakdown of project costs used for invoicing and progress billing.

Setback

Minimum required distance between structures and property lines.

Slab Curling

Upward bending of slab edges caused by moisture or temperature differences.

Structural Concrete

Concrete used in load-bearing or critical structural elements.

Subgrade

Native soil or prepared base material directly beneath the slab.

Submittals

Product data, samples, and documentation contractors must submit for approval before install.

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T

TI (Tenant Improvement)

Interior renovations customized for a tenant occupying a commercial space.

Topping Slab

A thin concrete layer placed over an existing slab to level or strengthen the surface.

Trench Drain

A linear drainage system installed in concrete slabs for water control.

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U

Underlayment

Material applied to a substrate to create a smooth, level surface for flooring.

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V

Vapor Barrier

A plastic membrane placed under concrete to control moisture migration — essential for commercial slabs.

Value Engineering (VE)

The process of optimizing cost without compromising performance or quality.

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W

Water-Cement Ratio

The ratio of water to cement in a concrete mix — key to strength performance.

Weather Delay

Project delay caused by rain, snow, wind, or extreme temperatures.

Welded Wire Mesh (WWM)

Steel mesh used for concrete reinforcement.

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Z

Zero Lot Line

A building constructed directly on or extremely close to the property boundary.