BCT 100 Overview of the Construction Industry. The Sequence of a Project Owner Identifies a Project...

BCT 100

Overview of the Construction Industry

The Sequence of a Project• Owner Identifies a Project

• Design Phase

• Bidding /Permits/ Subcontracts

• Construction Phase

• Wrap Up / Close Out

• Building Use Begins/ House Calls Begin

The TransitionTransitioning from Bidding once you have

been awarded a project:

• Organize your Documents

• Request Additional Copies of Final Documentation for you TEAM

• If you did not start a Job Book during Bidding. Your Bad.

• START AN INDIVIDUAL JOB NOTEBOOK NOW!

The TransitionHandover:

In larger companies, it is typical to have a pre-construction (pre-con) team, and a construction / project management team.

The information generated during pre-con that was not included in the bid, may or may not make it over to the project managers. Information that was used to determine pricing may be valuable to the PM.

Example: What method was used to determine the pricing for a particular procedure. Was it priced using a large rented crane, or two smaller in house machines? Etc, etc.

Organize Contract Documents

• Organize Your Plan Sets.

File Contract Documents

• Make Sure Your Drawings are FOR Construction!

File Contract Documents

• Begin to Fill in the Blanks

The Transition• Notice of Award in Hand

• Notice to Proceed in Hand, and Acknowledged.

The Transition

Up until this point, we have been working behind the scenes, without distraction. Once construction starts;

The Transition

• We have a lot more screaming people in the house

The Transition• Final Review of Bid Documentation

• Awarding of Sub-Contracts

• Review Substitutions/Changes

• Request Additional Copies of Documentation

• Secure / Post Work Permits/ Finalize Outstanding Details if Permit has not been Awarded

• Begin recording everything in your daily job NOTEBOOK!!!

The Transition• Revise Insurance Coverage According to

the Requirements of the Job, if you have not already done so.

• Work with your Surety Company to ensure your Bonding is adequate and they are well aware of the details of the project, as well as what else you have going.

Start Up Costs

• Was Initial Start Up Given as a line item?• Some Owners will stipulate set up costs with a

predetermined allowance.• Others leave this up to competitive bid.• Many others provide no line item for these costs,

expecting contractors to bury these within other line items. THUS, the GC is fronting the project for several pay periods, or more.

• Which makes the most sense?• Buried costs make it difficult to compare bids.

The Transition• Develop Strategies for Overcoming Your

Bidding Errors. Omissions? Underestimated?

• You have no errors. I don’t believe you.

• Review every sequence of the project, and the plan for completion. Identify modifications which can reduce cost.

• Determine Project Scheduling of all crews to locate additional efficiencies.

The Transition• Review Documentation to Prepare for

Ordering of Materials

• Develop strategies for Project Sequencing and Staging , Site Organization

• Review and Finalize the Project Organizational Structure and Key Players

KEEP NOTES IN YOUR JOB BOOK!!!

The Transition

• Finalize the Schedule

• Consult with all Key Players

• Determine the Critical Path

• Place Milestone Dates on an Approved Critical Path Diagram

• Tie your sub-contractors to your milestones by contract (Flow- Through)

The Transition

• Review Criteria for Time Extensions with the Design Team Representative

• Agree on the format for submissions and approval of time/schedule extensions

The Transition

• Identify long lead items early on in the process and include them on the Critical Path

• Identify Custom Items

• Develop Strategies for Unique Conditions

Planning For Construction

• Utility Interruptions

• Temporary Utilities

• Special Construction Equipment you don’t own or operate

• Labor Relations

• Governmental Agency interaction. Make sure you know who is responsible for approving your plans / inspecting your project

Planning For ConstructionLiens and Lien Waivers

• Prepare and send your Preliminary Notice of Right to Lien to the Owner

• You may be required by the Owner to provide a partial Lien Waiver with each partial payment request.

• Once the project is 100% complete, the Lien Waiver will have reached 100%.

• You will need to provide a Lien Waiver to receive your Final Payment and Retainage

Planning For ConstructionLiens and Lien Waivers

• The Same will apply to each of your subcontractors.

• Advise Suppliers and/or Subcontractors not to actually file a lien against an Owner at the beginning of the job.

• While they may do this in California, Owners in Oregon and Washington will be very upset to get a Lien Notice at the Outset of the Job.

Confirm Existing Conditions

• This was done during bidding, hopefully. But reconfirm. Confirm you questions. Eliminate variables. Inform you schedule. Drilling and Filing Core Samples: This was probably already completed. If not, pay close attention for foundation work

The Construction PhaseSite Set-up

• Identify and locate extremes of the building site location

• Stake out and identify• Locate critical staging areas. Compare to your plan.• Confirm access/traffic requirements• Confirm and install Security Arrangements• Confirm and install temporary utilities• Confirm location and install job operations center/Site

Office Trailer• Set-up Filing Systems for Documents – Drawings/

Instructions/ Correspondence

The Construction PhaseFurther Site Set-up

• Establish Site Communications

• Identify Storage Areas as Required

• Identify Parking Routines

• Review General Conditions of Bid

• Review Supplemental Conditions of Bid

The Construction Phase

Further Site Set-up

• TIME IS MONEY.

• MOVING STUFF IS MONEY

• Have a plan in place for the ENTIRE PROJECT which anticipates moving of staging areas, the site trailer, portable toilets, materials storage.

• Moving these three or four times more than necessary is a complete WASTE OF PROFIT, or, IS DEEPENING YOUR LOSS.


• Site Layout: Survey Crew

• Identify Existing Requiring Protection, Including Landscape Items

• Install Power, Water, Lighting, Fire Prot.

• Install Portable Toilet Facilities

• Post all OSHA Requirements, etc.

• Establish Safety Protocols, Equipment

• Place Leash and Collar on Site Superintendent. Lock it to the trailer.


• Order Dumpster for Demo/Cleanup• Set up your LEED approved recycling system.

Get Everyone on board.• Confirm Buy In On Safety Plan / LEED Plan• Establish Location for Lunch/ Breaks/Smoking• Install No Smoking Signs• Install Fire Extinguishers• Establish First Aid Center. Post Emergency

Telephone Numbers• Identify, Order and Install critical Equipment

What You Will Find on a SiteSite Trailer

• GC headquarters and Sub headquarters

• Multiple trailers are common / necessary

Site Setup

• Site Temporary Power Supply

• Was this included in your electrical bid?

Site Setup

• Site Temporary Toilets• You included these. Where do they go? How Many?

Cleaning Schedule? Move as little as possible

The Construction PhaseCoordination Protocol Agreement

• Initial Site Meeting with Design Team

• Agree with the Design Team the Protocol for Correspondence/ Instructions/ Requests for Information

• Do Not Waver From This Protocol

• TAKE NOTES IN YOUR BOOK!

The Construction PhaseCritical Path (CPM)


• Prepare your Construction Schedule based upon the Critical Path, that is, those items which must be completed in order to begin the next item.

• Identify the ideal timeframe, and also the early start, late start, early finish and late finish dates for each individual task.

• Be sure to include key milestones, and the time to set up inspections, testing, etc.


• Identify for the Design Team the Items on your Critical Path which still require additional information. Understand that your priorities may not have been considered by the Designers

• Agree upon dates for the Design Team to provide the required information

• Write these dates down, and forward a written copy to the Design Team

• Review the Critical Path with all the members of your team.

Critical Path Diagram

• Chart all critical items in red, secondary items taking place concurrently in blue

Critical Path Diagram

• Consider having separate schedules for each sub-contractor highlighting their portion of the work, when they come in, and when they must be out.

The Construction PhaseShop Drawings/Submittals

• Identify which items will require Shop Drawings

• Review the Shop Drawings Scheduling with your Critical Path. Identify Conflicts.

• Identify Items requiring submittal of Samples.

• Schedule These on the Critical Path• Schedule Arch and Owner approvals on the

master schedule

Shop Drawings/ Submittals

• Shop Drawings Indicate all critical dimensions and notes necessary to produce work in the shop and ACTUAL reflect field conditions, unlike Arch Dwgs.

Construction Phase

• Portable Electronic Document Monitor/Readers, Old and Expensive on left, the Future on the right

The Construction PhaseSite Clearing / Excavation

• Identify locations requiring earthwork prior to the installation of foundation systems

• Grubbing and Clearing: Prep site for construction by removing unnecessary debris. Stump Removal.

• Excavation for Foundations and Utilities• Cut and Fill / Retaining of Topsoil for later use.• Preloading of the site with a temporary load may

be required depending upon soil structure

The Construction PhaseSite Clearing / Excavation

• Understand your impact on the site.– Building on a Brownfield is different from building on previously

undeveloped sites

• Larger or established sites require management• Protect the site from unnecessary disturbance.

– At a minimum, this means trees, streams, existing to remain

• LID – Low Impact Development – a higher standard• LEED

– Plan on sorting out your waste products.– Keeping track of your quantities for recycled material– Following up with sub-contractors on their quantities for LEED

categories that are attached to that contract

Excavation

• Site Excavation with Temp Access Ramp

Excavation

• Site Excavation with Sheet Piling Perimeter And Pile Caps Visible

The Construction PhaseFoundation

• Shallow Foundation vs. Deep Foundation

• The Design Team analyzed the soil conditions to determine the appropriate foundation system

• Do not take shortcuts in the foundation or it’s waterproofing. This is one area that is near impossible to fix later. You don’t want leaks or failure.


• Shallow Foundation vs. Deep Foundation

• Pile Cap Diagram


• Piles unfilled

Foundation

• Large Pile Cap with Reinforcing Steel

• Awaiting Concrete

Foundation

• Mat Foundation Diagram

Foundation

• Mat Foundation Reinforcing Steel

Foundation

• Caisson Reinforcing Steel with Diagrams

BCT 100 Overview of the Construction Industry. The Sequence of a Project Owner Identifies a Project...

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