bid requirements are elucidated within the bid documents. Once bids are received, the architect typically reviews the bids, seeks any clarifications required of the bidders, investigates contractor qualifications, ensures all documentation is in order (including bonding if required), and advises the owner as to the ranking of the bids. If the bids fall in a range acceptable to the owner, the owner and architect discuss the suitability of various bidders and their proposals. The owner is not obligated to accept the lowest bid, and it is customary for other factors including past performance and quality of other work to influence the selection process. However, the project is typically awarded to the general contractor with the lowest bid. In the event that all of the bids do not satisfy the needs of the owner, whether for financial reasons or otherwise, the owner may choose to reject all bids. The following options become available to the owner: Re-bid (or re-tender) the construction of the project on a future date when the owner's needs are met, such as when money becomes available and/or construction costs go down. Abandon the project entirely. Issue a work order to have the architect revise the design (sometimes at no cost to the Owner, if previously negotiated), so as to make the project smaller or more efficient, or reduce features or elements of the project to bring the cost down. The revised bid documents can then be issued again for bid (or re-tendered). Select a general contractor, such as the lowest bidder, or an experienced cost estimator to assist the architect with design changes aimed at cost reduction. This process is often referred to as value engineering. The revised bid documents can then be issued again for bid (or re-tendered). Construction phase Once the construction of the project has been awarded to the contractor, the bid documents (e.g., approved construction drawings and technical specifications) may not be altered. The necessary permits (for example, a building permit) must be achieved from all jurisdictional authorities in order for the construction process to begin. Should design changes be necessary during construction, whether initiated by the contractor, owner, or as discovered by the architect, the architect may issue sketches or written clarifications. The contractor may be required to document "as built" conditions to the owner. In most instances, nearly every component of a project is supplied and installed by sub-contractors. The general