Intro to Construction Management ch.1-7

Stages of a project

1. Feasibility 2. programming and design 3. bidding and award of construction contract 4 preconstruction and mobilization 5 construction 6 close out and occupancy

Programming

A program is a written statement that identifies needs and requirements for a project. The program provides guidance to the architect, The owner holds primary responsbility for programming.

Speed of a project

A project in which the general contractor is hired at the conclusion of desgin may take longer to complete than a project that hires the contractor furing design. SOme delivery methods have the option to accelerate the schedule. An owner concerned about quick completion is likely to select one of these

Site Assessment

A site is piece of land on which something has been or will be located. If the site is alreay owned is it appropriate for project needs? If a site must be purchases, will it be possible to secure on that meets the projects needs?

Two types of CM delivery methods

Agency CM, At-Risk CM

Building Codes

All design circumstances must avoid any building code problems

Activities during owners feasibility stage

Assess need for the project, site assessment, financial feasibility, schedule, reguatory requirements, community values

Other important players

Authorities having jurisdiction, Manufactrers/fabricators/product representatives, and suppliers, testing and inspecting agencies, and commisioning agents

Pre construction

Before construction can begin, the contractor must make decisions about how the work will be done and by whom, detailed budgets and schedules are completed, subcontracts begin to be awarded, permits must be obtained, and administrative procedures are identified.

Todays Green Building Definition

Being green now implies a more complex approach requiring analysis of the entire structure and its context. Desginers analyze the links between each component and each stage of a buildings life cycle-design, Construction, use, operation and maintenance. They also consider the economic, social, and cultural impacts of design choices.

What happens during the bidding and award of contract stage?

Bid documents are completed by the architect, bids solicited, potential general contractors submit cost estimates, contractors submit bids, the owner and architect analyze the bids, and then a contractor is selected and signs a construction contract with the owner.

Green Building

Building that seeks to minimize or eliminate negative impacts on the nature and human environment

Contractors Team

Called constructor or builders, indivduals or firms, agree to construct a project in accordance to contract documents, coordiantes physcial work, responsible for performance of subcontractors and product suppliers, manages and conntrols cost and schedule requirements, administers payment and contract modification, secures necessary permits, coordinates testing and inspections.

Levels of LEED certifications

Certified, Silver, Gold, Platinum

At-risk CM

Cm provides consultation to the owner early in process and becomes GC during construction. The CM assumes financial risk, the owner has two contracts one with the A/E and one with the CM.

Globalization- Implies fluidity of skills and experience between countries

Consolidation and globalization of the constructipon industry, todays large projects tend to be a global effort that might be owned by a multinational conglomerate, for a cite in NYC, designed in holland, engineered in india, using steel from japan, built by a company owned by germans. There is increased competition for projects worldwide. Small local firms are finding it harder to retain customers who may now be able to hire construction services elsewhere for less.

Types of delivery methods

Design-Bid-Build (DBB), Design-Build (DB), Construction Management (COM), Integrated Project Delivery (IPD) each of these methods has distinct characteristics

Schedule

Do any timeframe restraints make the project unfeasible?

Owners team

Establishes project goals, determines the budget and finances the cost, identifies key dates, provides the site, and selects other major players

Design-Build Advantages

FGood/quick communication between the architect and contractor, constructability reviews, projects are fast-tracked, easy to incorporate changes, and the owner only has to deal with a single contract.

Design-Bid-Build Advantages

Familiar to all the parties, Least risky for owner because they get a fixed price for the job, The owner can take advantage of competitive prices from bidding, and typically the architect provides contract oversight. The owner doesn't need to be too involved.

Owners feasibility: Does the project make sense?

Goal: assess risk and potential to make decision, The owner is primarily responsible, outcomes: project site analysis and reports, identification of major project goals, budget and schedule requirements, financing commitments, selection of a project delivery approach.

Green buildings indoor quality

Green design can increase health and hence the productivity of users, Green buildings maximize natural ventilation, use of non-toxic materials, natural light and views.

Site Consideration of Green Buildings

Green designers want to know if the project has access to public transportation and alternative systems so that it will be close to jobs, and they increase open space to conserve natural habitats

Events that increased public awareness for green buildings

Hazards of the pesticide DDT, First Earth Day in 1970, 1973 OPEC oil embargo, development of energy standards in the 1990s such as LEED and Energy Star

Design-Build Types of projects

Highly technical projects requiring excellent communcation between the designers, contractors, such as manufacturing plants, off shore drilling platforms, and refineries. Projects that have time or money restraints and might benefit from fast-tracking, and specialized projects such as schools, hospitals, and labs

Industrial Sector

Includes refineries, electrical stations, chemical processing plants, factories, steel mills, similar facilities. They are highly technical specialized buildings, They are designed by architects not engineers and require specialized construction expertise and licensing. Often privately owned and funded. Due to their complexity, they require close cooperation between the designers and builders. Fewer contractors are qualified to do industrial projects.

Design-Build Disadvantages

Increased difficulty in checks and balances betweeen the designer and contractor. Owner could get out of the decision making look, the model may not be familiar to some designers based on determined budget and then designing to that budget

Community values

Is the local community going to accept the project or fight it? Are there likely to be extra costs associated with the location of the project?

FInancial feasibility

Is the project affordable, can the owner get financing, and how much will the interest cost? Is the project likely to meet financial goals? Rough cost estimates based on minimal info are completed, these estimates are called conceptual estimates.

Construction Management: Types of projects

Large commercial buildings especially ones that benefit from fast tracking, projects that require a construction team early on, projects with a sophiticated owner who wants to be involved

Green buildings impacts considerations

Life cycle costs, costs of transporting products to construction site, impact of decommisioning a building at the end of its useful life, impacts on the community, ability of products to be rapidly renewed such as bamboo which can be harvested in only a few years.

8 Categories of Rating in Green Building

Location & transportation, sustainable sites, water efficiency, energy & at,mosphere, materials & resources, Indoor environmentaal quality, Innovation, regional priority

Commisioning agents

Many projects include commissioning agents, are hired by the owner, verify specific systems or the whole project meet design intentions, ensures specific systems have been installed properly, and are working as designed, Other review operations and maintenance information for the owner, may review drawings and other documents, projects seeking LEED certifications are required to have total project commisioning.

Changing workforce

More Women in the management side or professional positions, and immigrants. Young people went into other fields for the dirty and dangerous reputation of the construction industry, aging workforce, workers interested in advancing their careers with a degree

Zoning

Most local governments regulate land through a system called Zoning

Zoning requirments

Must be legally constructed on the chosen site and comply with all zoning regulations

Zoning Cont.

New developmetns concern a community because they can change the character of a neighborhood. They may result in the removal of existing building, different architectural styles, traffic congestion, dramtic alterations. Zoning regulations can also encourage the replacement of sunsafe or outmoded building and can provide for neighborhood revitalization and growth. Zoning regulations vary from state to state.

Design-Bid-Build Disadvantages

No constructibility reviews, longest schedule, always uses sequential schedule, unsuited for most projects with tight time frames, personally adversarial, inflexible and changes may be costly, incomplete contract documents can result in changes and disputes, risky for contractor becayse they are responsible for cost overruns.

CM Disadvantages

No fixed price, owner involvement and sophistication necessary, possibly more costly

Contractors mangement goals

No matter what the project is, the contractors job is to safely complete the work on time, on budget, and according to the project requirements for scope and quality.

Owners team (small and large projects)

On private jobs that are simple such as a renovation or simple house, the owner may work alone directly with the contractor. On larger projects, the owner will have the assitance of a team . They will need a project manager/ business manager, attorney, accountants, insurance agents, and financiers

What makes our buildings unsuccessful?

Our buildings gobble up resources during construction and occupancy, they produce waste when they are built and when they are demolished. They are often built in places that destroy critical natural habitats. Sometimes they are plain unhealthy.

Increasing costs of construction

Over the years, costs have increases a lot due to shortage of materials, energy costs, increased inspections and regulations, huge overseas demand absorbs materials and labors, and reconstruction of natural disasters.!

Players on a construction Project

Primary players are the owner, designer, and contractor. The secondary players are the first layer, second layer, and third layer.

Bidding and Award of Contract

Primary responsibility belongs to the architect, The general contractor is hired by the owner based on the price. The price is developed by the general contractor and presented to the owner. The contractor who gets the job is awarded the job and signs a contract with the owner.

Pre-construction and mobilization

Primary responsibility= the general contractor. After the contract is awarded but before work begins, is pre construction. The contractor will be notified when they can begin to mobilize onto the site.

Contractors Team

Principal in charge is responsible for project oversight, the project manager makes sure everything is compliant with the contract and business, superintendents, estimators, and accountants are responsible for the production, and foremans supervise workers, filed engineers are assistants in the field.

Regulatory requirements

Project must be allowable under local laws, most local govenrments regulate land using a system called zoning

Programming and Design

Project specifics are identified during the programming and design stage. During this stage, the owner will specify project requirements and the architect will complete the documents neccessary to price and build the project.

Transition to Green Building

Projects that minimize the use of resources and eliminate the negative impacts on nature and human environment. Solar heating, geothermal heating and cooling systems, recycled materials, capturing rainwater, long term energy savings,

Design-Bid-Build Projects

Projects with simple, straightforward or formulaic designs, limited budget, complete design documents, and mostly public projects

Delivery Method

Refers to how a project is organized and is determined by the owner at the earliest stages. The owner must consider the advantages and disadvantages of each delivery method.

Residential Sector

Residential can be new construction or just renovations. They are fairly low tech and often wood framed. Projects are designed and built by contractors. They are typically designed by architects with the support of engineers. They are usually privately funded. There are lots of builders, suppliers, and designers who do residential work.

Construction sectors

Residential, commercial, industrial, Infrastructure( Heavy or horizontal)

Foreman

Responsible for direct supervision of contractors workers, lays out the work, verifies correct tools and equipment at the site, work conforms to the contract requirements, daily time sheets, and each subcontractor has a foreman for their portion of the work.

Field Engineer

Responsible for duments and making sure everything gets communicated, prepares field questions, maintains submittal and tracking logs, reviews invoices and other documents

Project Manager

Responsible for the business end of a project, responsible for ensuring that the team follows all the contract requirements, assembles the team, works with the superintendent to determine work sequence, scheduling milestones, submits monthly progress payments, tyipically the person who evaluates negotiates and awards subcontractos and purchase orders. Interact frequently with the oener and designer, typically works out of the contractors home office.

Executive of the construction company

Small construction companies may work on small projects with very few people. larger companies typically have the following individuals, Contractors CEO, Project manager, superintendent, a foreman, and a field engineer or project engineers

The designers team in small and large projects

Small projects- one person serves several roles. Large- principal in charge, architects take primary responsibility for meeting owners needs, PM responsible for work that progresses adequately, captain is responsible for organizing the drawings anf coordinating with the engineers and other consultants.

Desginers team

Sometimes is an individual but more often is a company, Is hired by and responsible to the owner, provies planning and design services, administers the construction contract between the owner and the contractor, the designer is sometimes referred to as the A/E, architects typically design building, engineers design infrastructure and complex commercial and industrial projects such as roads, Both A/E are licensed professionals The A/E creates solutions for owners goal withing budget schedule and requirements such as building codes. Assists the owner in getting the project bid and hiring a contractor, is typicalls the owners representative during construction, reviews the submittals and substitution requests, works with the contractor to answer questions that may come up regarding the contract drawings and the specifications. Includes consultants to assist completion of planning and desgin, Consultant include engineers, estimators, specification writers, suppliers and product representative

Informations included in Programming

Square footage requirements, number of rooms, parking, type of materials, general aesthetic considerations, sustainability requirements

Green Building areas of focus

Systems, Site, indoor quality, economic and social impact costs

Changes in Technology and material

Technology is playing an ever-increasing role in the industry, buildings are smart, disgn changes, management changes, software programs for cost estimation, monitoring costs, preparing and updating schdeules, tracking labors, and other performance indicators. Various types of buikding modeling software create 3d models from both grpahic and nongrpahic info can be extracted.

Secondary players

The 3 primary players have relationships with several other secondary players such as consulting engineers, subcontractors, material vendors, equipment manufacturers, estimators, specification writers, lawyers, and financial institutions, The contractual relationships between these players is important

The Contractors team contiued

The GC does not actuall do all the work himself. The subcontractors are hired for specialized work, On small projects, the GC works with one or two others, may do all the work himself, like pour the foundation, frame and finish the walls, even do plumbinh and electrical work, when contractors use their own crew, it is called self-performing, Sometimes the general contractor subcontracts all the work and acts only as a project coordinator, some projects have multiple layers of subcontractors.

Stages of a project

The activites required ro complete a project from initial conception to occupancy, occur in a logical and linear fashion, Typically each activity must be finished before the next activity can begin. The order in which activities occur in a project is called a projects chronology. There are several stages in the chronology of a project.

Commercial Sector

The commercial sector is more complicated than residential. More sophisticated materrials and systems. Includes offices, large apartments, theaters, schools, hospitals, labs, other facilities etc. They are usually designed by architects with engineers support. They are privately owned and privately funded, or publicly funded.

Close-out and Occupancy

The contractor coordinates the close-out, the owner is responsible for the occupancy. The contractor complates all the requirements of the contrac. The owner occupies the building, the contractors warranty period begins, and the final payment is made to the contractor.

Design

The desgin takes the project from an idea to the point where a cost for construction can be made and project can be built. The architect is responsible. Construction drawings will be completed during this stage.

Construction Management Method

The designer and a construction manager are both hired early in the process and have seperate contracts with the owner. The CM coordinates the construction process as a consultant or operates as a GC

Zoning Map and Zoning Ordinance

The general plan acts as a guide for all future development withing indivdual zoning districts, zoning ordinance translates general plain into a specific development standard and set of regulations, zoning map graphically identifies allowable uses for every piece of land withing a zoning district, the written zoning ordinance describes in detail what additional uses are allowed and what restrictions applyq

Trends in Construction Industry

The industry is in a constant flux due to economic instability, long-term changes such as the workforce, technology, costs, types of material, technology.

Design-Build Characteristics

The joint venture hires all the consultants and subcontractors. Fixed price is unknown upfront. The firm may be hired based on bid after some design is complete. The firm may be hired before design has begun based on their qualifications or their proposal to provide best value to the owner

The point at which the contractor gets hired

The most familiar type of delivery method is one which several contractors compete for a job that has already been designed, and it might be of great value to the project to have the contractor hired before the design is finished so that they can provide feedback to the owner and designer. When the contractor is hired is linked to which delivery method is used.

The delivery method establishes:

The number of contracts the owner executes, the point at which the contractor gets hired, relationships between the O/A/C, how the contract will be administered, and the speed at which the project coulc be completed

Mobilization

The other have given the go-ahead, and the contractor sets up their on-site field office, moves onto the site, and begins work. This process is referred to as mobilization.

Owners Feasibility stage

The owner assesses the risks and potential of a project before it begins aot that a decision can be made. The contractor will also review risks and potential rewards before he submits a big to do the work. He also wants to determine whether involvement in a project makes sense.

How to Organize(deliver) a COnstruction Project

The owner considers several issues when making this decision. They want to know how time and money restraints are protected and how can risk be reduced, are there time and money issues that favor a particular type of delivery method? How will the team be organized and administered, How anf when will the desginer and the contractor be selected, and how much of a role will the owner assume? The answer to all these questions results in the choice of delivery method.

Criteria for selection of delivery method

The owner determins the delivery method based on the owners skills and preferences, budget restraints, project complexity, the degree of project unknowns, and schedule/timeframe.

Contractor hierarchy

The owner has a contract with the prime contactor and the prime contractor signs contracts with 1st tier subcontractors. 1st tier subcontractors may sign contracts with 2nd tier

Contractual relationships between players

The owner has a contractual relationship with the designer and general contractor. The desginer has a contract witht the consulting engineer and specification writer. The generalcontractor has contracts with the supplierm first tier subcontractor, and first tier subcrontractors have contracts with third tier subcontractors.

Design-Build Delivery Method (DB)

The owner has on contract with a single firm or joint venture which does both design and construction

Design-Bid-Build Method

The owner has one contract with the A/E and one with the GC. The contractor is hied at the end of building when the desgin is complete, the contractor is unavailable for constructability reviews, progress is very linear and often takes the longest, always used competitive bidding with fixed price.

Primary players

The owner or client may be a private or public owner. The designer is either an architect or engineer. The contractor coordinates all the work and is referred to as the general contractor. On most projects, the owner has seperate contracts with the desginer and the contractor. The contractor and the designer do not have a contract with each other.

Result of feasibility stage

The owner will decide to either move ahead, make adjustments, or abandon the idea

number of contracts the owner executes

The owners has two contracts, one with the architect, and one with the general contractor. This is typical of one type of delivery methodo. The other delivery methods operate with different contractual relationships. Sometimes the owner has multiple contracts with multiple contractors. Each of these is a condition of a different type of delivery method and each has implications regarding legal obligations and administration of the project.

Construction project players summary

The owners team sets goals, provides the site, finances the project, and hires the designer and contractor. His team is made of funders, insurers, and others, The designers team (A/E) is typically and architect who desgins the facility, consulting engineers, and other consultants. The contractors team is generally headed by a general contractor and they are responsiible for the completion of a project. First and second tier contractors, and suppliers. There is no contractual relationship between the designer team and the contractors team.

Construction

The primary responsibility belongs to the general contractor. The general contractor coordinates the physical completion and ensures that all the time, cost, and quality requirements are met.

Feasibility

The primary responsibility goes to the owner and they have to assess risk and opportunities, need or demand for project, alternative site assessments, complete financial feasibility studies, assess potential regulatory issues, identify community concerns. At the end of feasibility, the owner will move ahead with the project, adjust scope, schedule, or budget, or abandon the project, Sometimes the owner hires consultant to help during the feasibility stage

Responsibilities of players during stages

The responsibilities of the owner, architect, and the contractor change during different stages of a project with one of them assuming primary responsibility during each stage

Roles of team members and how the project will be administered

The roles of team members are linked to the type of delivery method chosen. In some approaches, the architect administers the contract between the owner anf the contracto, or the construction manager ensures the contrator is meeting the contract requirements. Th roles and responsibilities of the team members differe depending on how the project is organized

Superintendent

The superintendent is at the jobsite in the field, responsible for coordinating all the production work and daily activities, coordinates and manges work, monitors progress, institues management strategies for ensuring that work progresses as intended, works closely with subcontractors, sypically the safety officer on the job.

Agency CM

This is the most common type of Cm and the CM coordinates the work of other contractors but doesn't do the work himself. The owner has at least 3 contracts andd sometimes there are several contractors. The CM doordinates all the work.

Project Delivery

To deliver something is to distribute or complete something, the end product is called a deliverable. The expectation is that the deliverable will accurately reflect the clients goals.

Infrastructure (heavy or horizontal)

Transportation and service projects such as roads, tunnels, bridges, airports, dams, ferries, and subways. Typically public owned and funded, designed by civil engineers, require specialized licensing of the contractors, primary building materials are asphallt, soil, concrete, and steel!

Authorities having jurisdiction

Typically the local building department, each projects regulatory environment is particular to its location. Responsible for ensuring projects comply with health, safety, and public welfare regulationsMultiple jurisdictions may have authority. They have to review documents, issue permits, inspect work for compliance. Each AHJ that has authority over a project must certify that requirements have been met before the structure can be used.

Need Assessment for the Project

What are local needs? Who will the users be? Design solutions will need to reflect their needs. Will the project need to include special amenities?

CM: Advantages

excellent value engeineering, fast tracked, multiple prime contracts, competitive bidding, reduces conflict, easier to make changes, better contract documents

Green Buildings systems focus

solar heating, renewable energy systems, efficient lighting, energy savings, water conservation, recycled and durable materials, materials that can be recycled