Building New Ideas

Project Management


PRECONSTRUCTION PHASE

 

Consultation During Project Development: Attend regularly scheduled meetings with the Architect/Engineer during the development of conceptual and preliminary design to advise on site use and improvements, selection of materials, building systems and equipment. Provide recommendations on construction feasibility, availability of materials and labor, time requirement for installation and construction, and factors related to cost including costs of alternative designs or materials, preliminary budgets and possible economies.

 

Scheduling: Develop a project time schedule that coordinates and integrates the Architect/Engineers design efforts with construction schedules. Updates the project time schedule incorporating a detailed schedule for the construction operations of the project, including realistic activity sequences and duration, allocation of labor and materials, processing of shop drawings and samples, and delivery of products requiring long lead-time procurement. Include the owners occupancy requirements showing portions of the project having occupancy priority.

 

Project Construction Budget: Prepare a project budget as soon as major project requirements have been identified, and update periodically for the Owners approval. Prepare and estimate based on quantity survey of drawings and specifications at the end of the schematic design phase for approval by the Owner as the project construction budget. Update and refine this estimate for the Owners approval as the development of the drawings and specifications proceeds, and advise the Owner and the Architect/Engineer if it appears that the project construction budget will not be met and make recommendations for corrective action.

 

Coordination of Contract Documents: Review the drawings and specifications ad they are being prepared, recommending alternative solutions whenever design details affect construction feasibility or schedules without, however, assuming any of the Architect/Engineers customary responsibilities for design.

 

Construction Planning: Recommend for purchase and expedite the procurement of long-lead time items to ensure their delivery by the required dates.

 

Make recommendations to the Owner and Architect/Engineer regarding the division of work in the plans and specifications to facilitate the bidding and awarding of trade contracts, allowing for phased construction taking into consideration such factors as time of performance, availability of labor, overlapping trade jurisdiction, provisions for temporary facilities, and so forth.

 

Review plans and specifications with the Architect/Engineer to eliminate areas of conflict and overlapping in the work to be performed by the various trade contractors and prepare pre-qualification criteria for bidders.

 

Develop trade contractor interest in the project and as working drawings and specifications are completed, take competitive bids on the work of the various trade contractors. After analyzing the bids, either award contracts or recommend to the Owner that such contracts be awarded.

 

Equal Employment Opportunity: Determine applicable requirements for equal opportunity programs for inclusion in project bidding documents.

 

CONSTRUCTION PHASE

 

Project Control: Monitor the work of the trade contractors and coordinate the work with the activities and responsibilities of the Owner, Architect/Engineer, and Construction Manager to complete the project in accordance with the Owners objectives of cost, time and quality.

 

Maintain a competent full-time staff at the project site to coordinate and provide general direction of the work and progress of the contractors on the project.

 

Establish on-site organization and lines of authority in order to carry out the overall plans of the construction team.

 

Establish procedures for coordination among Owner, Architect/Engineer, trade contractors and Construction Manager with respect to all aspect of the project and implement such procedures.

 

Schedule and conduct weekly progress meeting at which trade contractors, Owner, Architect/Engineer and Construction Manger can discuss jointly such matters as procedures, progress, problems, and scheduling.

Provide regular monitoring of the schedule as construction progresses. Identify potential variances between scheduled and probable completion dates. Review schedule of work not started or incomplete and recommend to the Owner and trade contractors adjustments in the schedule to meet the probable completion date. Provide summary reports of each monitoring and document all changes in schedule.

 

Determine the adequacy of the trade contractor’s personnel and equipment and the availability of materials and supplies to meet the schedule. Recommend courses of action to the Owner when requirements of the trade contract are not being met.

 

Cost Control: Develop and monitor an effective system of project cost control. Revise and refine the initially approved project construction budget, incorporate approved changes as they occur, and develop cash flow reports and forecast as needed. Identify variances between actual and budgeted or estimated cost and advise Owner and Architect/Engineer whenever projected cost exceed budgets or estimates.

 

Check all materials, equipment and labor entering the work and maintain cost accounting records on authorized work performed under unit costs, actual cost for labor and material, or other bases requiring accounting records.

 

Change Orders: Develop and implement a system for review and processing of Change Orders. Recommend necessary or desirable changes to the Owner and the Architect/Engineer, review requests for changes, submit recommendations to the Owner and the Architect/Engineer, and assist in negotiating Change Orders.

 

Payments to Trade Contractors: Develop and implement a procedure for the review and processing applications by trade contractors for progress and final payments.

 

Permits and Fees: Assist the Owner and Architect/Engineer in obtaining all building permits and special permits for permanent improvements, excluding permits for inspection or temporary facilities required to be obtained directly by the various trade contractors. Assist in obtaining approvals from all the authorities having jurisdiction.

 

Owners Consultants: If required, assist the owner in selecting and retaining professional services of an Architect/Engineer, surveyor, testing laboratories and special consultants, and coordinate these services.

 

Inspection: Inspect the work of trade contractors to guard the Owner against defects and deficiencies in the work without assuming any of the Architect/Engineers customary and/or statutory responsibilities for inspection. This inspection of the Construction Manager during the Construction Phase shall not relieve the trade contractors from their responsibility for construction means, methods, techniques, sequences and procedures, nor for their responsibility to carry out the work in accordance with the contract documents.

 

Contract Interpretations: Refer all questions relative to interpretation of design intent to the Architect/Engineer.

 

Shop Drawings and Samples: In collaboration with the Architect/Engineer, establish and implement procedures for expediting the processing and approval of shop drawings and samples.

 

Reports and Project Site Documents: Record the progress of the project. Submit written progress reports and photographs to the Owner and the Architect/Engineer including information on the trade contractors work, and the percentage of completion. Keep a daily log available to the Owner and Architect/Engineer.

Maintain at the project site, on a current basis: records of all necessary contracts, shop drawings, samples purchases, materials, equipment, maintenance, and operating manuals and instruction, and any other documents and revisions thereto which arise out of the contract of the work. Obtain data from trade contractors and maintain a current set of record drawings, specifications and operating manuals. At the completion of the project, deliver all such records to the Owner.

 

Substantial Completion:  Determine substantial completion of the work or designated portions thereof and prepare for the Architect/Engineer a list of incomplete or unsatisfactory items and a schedule for their completion.

 

Start-Up: With the Owners maintenance personnel, direct the checkout of utilities, operations systems and equipment for readiness and assist in their initial start-up and testing by the trade contractor.

 

Final Completion: Determine final completion and provide written notice to the Owner and Architect/Engineer that the work is ready for final inspection. Secure and transmit to the Architect/Engineer required guarantees, affidavits, releases, bonds and waivers. Turn over to the Owner all keys, manuals, record drawings and maintenance stocks.