Project Management

Architects use 16 broad general divisions to manage a construction project. Here they are:

1. General conditions: all project support not involve direct construction
2. Site work: clearing, hauling and excavation
3. Concrete: pouring and foundation
4. Masonry: installation of bricks, stones, stucco
5. Metals: if metallic materials are used
6. Wood and plastics: rough framing and finish carpentry for interior and exterior
7. Thermal and moisture protection: heat, ventilation, moisture controlled
8. Doors and windows: interior and exterior
9. Finishes: sheetrock, trim, moulding, painting, ceiling covering, tile, flooring
10. Specialities: bathroom accessories, attic ventilation
11. Equipment: garagage door openers, kitchen appliances
12. Furnishings: window treatments, cabinetry
13. Special construction: shelter, theater, sauna
14. Conveying systems: elevators, wheelchair lift
15. Mechanical systems: plumbing, air-conditioning
16. Electrical systems: lightings, receptacles, controls, phone, cable

These divisions help to break down the project by tasks and so make easy to manage. It can use also to create a budget by category for the entire project. You may not have to use all the 16 divisions in a given project.

Design Considerations
House specifications including all the instructions necessary to start building the house from floorplan to construction techniques are conveyed to the contractors via blueprints. Plans should include all the necessary details. The more details the less things are left to interpretation by the different sub-contractors. Design plans should include the following:

1. Front elevation
2. Left and right elevations
3. Rear elevation
4. Floorplan for all the floors
5. Roofing plan
6. Foundation plan
7. Interior elevation
8. Framing details
9. Electrical layout
10. Plumbing diagram
11. Special instructions
12. Wall wall cross section
13. Set of specifications to include instructions for the subs
14. General construction specifications and requirements

If you were to work with an architect, he/she and you will work together to arrive at the general conception of the finished house. An architect will first do a schematic design based on your discussions with him about the style, type and size of house you want. During the schematic design phase he will sketch the house profile and some components for you to review and make changes. He will also consider the lot size, topography, orientation, climate and configuration. Next, the architect will move to design development phase. You will need to come up with more details including finishes, exterior materials, roof style, electrical and other features. Cost estimate will evolve from this phase. If it is approved, the architect will move to create the construction documents to start building the house. The construction document will include detailed plans along with special instructions and specifications. In addition, an architect may for a fee manage the building project from bidding to the final construction.

1. Framing: Schedule the rough framing contractor
2. Frame the house all the way to the roof decking
3. Roofing: Telephone the roofing contractor to confirm work schedule
4. Install roofing felt, flashing and shingles
5. Fireplace and Chimney: Telephonel masonry contractor to confirm work schedule
6. Erect fireplace and chimney
7. Plumbing: Telephone the plumbing contractor to confirm work schedule
8. Install rough plumbing system
9. Schedule the plumbing inspection
10. Heating, Ventilation and Air Conditioning (HVAC): Notify HVAC contractor to confirm work schedule
11. Install rough HVAC ductwork and equipment
12. Schedule mechanical inspection
13. Electrical: Telephone the electrical contractor to confirm work schedule
14. Install rough electrical wiring and service panel
15. Schedule electrical inspection
16. Framing Inspection: Schedule the rough framing inspection
17. Interior and Exterior Concrete/MasonryWork: Telephone concrete and masonry contractors to confirm work schedule
18. Pour concrete floors, driveways, and walkways
19. Ceiling Insulation: Telephone insulation contractor to confirm work schedule
20. Install ceiling insulation
21. Wall Insulation and Soundproofing: Notify insulation contractor to confirm work schedule
22. Install wall insulation and soundproofing as required
23. Inspection before covering walls: Schedule necessary inspections before drywall
24. Interior Walls and Ceilings: Telephone drywall contractor to confirm work schedule
25. Install drywall: hang, tape, float and texture if necessary
26. Paint, Stain and Wallcoverings: telephone painting contractor to confirm work schedule
27. Caulk exterior and interior walls where necessary
28. Apply paint primer on the exterior and interior
29. Apply interior paint, stain, wallcoverings
30. Apply exterior paint, stain, preservatives
31. Finish Floor Coverings: Telephone flooring contractors to confirm work schedule
32. Install hardwood flooring
33. Install resilient or ceramic tile
34. Install padding and carpet
35. Interior Finish and Trim: Telephone the finished carpentry contractor to confirm work schedule
36. Install interior doors and hardware
37. Install interior window and door trim
38. Install baseboard base and shoe
39. Install wall moldings, chair rails, etc.Install cabinets, countertops
40. Install vanities, bars, soap dishes, mirrors
41. Install closet shelves, poles, hardware
42. Install stair treads, railings, balustersInstall mirrors, medicine cabinets
43. Install tub and shower doors, rods etc.
44. Finish Plumbing: Install plumbing fixtures and appliances
45. Schedule the final inspection
46. Finish HVAC: Install final HVAC equipment and test
47. Schedule final inspection
48. Finish Electrical: Install fixtures, appliances, outlet covers etc.
49. Schedule final inspection
50. Exterior Finish and Trim: Install window and door trim
51. Install fascia, frieze and rake boards
52. Install soffit and porch ceilings
53. Install porch posts and railingInstall gable louvres, soffit vents, etc.
54. Install garage door and door opener
55. Install gutters and downspouts
56. Landscaping: Schedule the landscaping contractor to start
57. Finish grading, seeding, sodding and shrubbery
58. Final Building Inspection: Inspect work of subcontractors and make punch list
59. Review punch list (deficiencies) with contractors
60. Re-inspect building after corrections and accept work
61. Obtain lien waivers and approve final payment
62. Telephone for final building inspection
63. Conduct final walk-thru and notice any deficiencies
64. Obtain occupancy permit
65. Schedule final survey for bank loan
66. Notify financial institution of completion - Schedule final appraisal
67. Close on the construction loan and convert to new mortgage
68. Notify insurance company of completion
69. Switch insurance to home owner's policy
70. Notify any other agencies of completion

The Schedule for a Typical Home (place date and duration for each task)

1. Notify the following: The building permit and Zoning departments of the locality where the lot is located, the community association if any, the financial institution which will finance the construction loan, the insurance agency which will provide liability insurance, the general contractor and individual subcontractors, the water/sewer and sanitary authority of the locality, the surveyor and the building inspector.
2. Site Cleaning and Excavations: Telephone the excavation contractor to confirm work schedule.
3. Cut or grade entrance road or driveway
4. Install culverts, spread crushed stone, etc.
5. Clear building site and material storage area
6. Dig basement excavation (if needed), haul or store dirt
7. Water Well: Call water well contractor to confirm work schedule
8. Drill water well
9. Septic System and Drain Field: Call septic contractor to confirm work schedule
10. Install septic tank and drain field
11. Temporary Utilities: Call contractors and utilities to confirm work schedule
12. Install temporary toilet facilities
13. Install temporary electricity
14. Install temporary telephone
15. Schedule the plumber for the stub-up plumbing if it is going to be a slab foundation
16. Schedule the necessary inspections as needed
17. Footings or slab: Call foundation contractors and confirm work schedule
18. Purchase and order delivery of foundation form materials
19. Schedule delivery of concrete
20. Locate and dig footings and pier pads.
21. Prepare the house pad
22. Prepare the foundation form
23. Install access pipe for under-foundation utilities
24. Call for footing inspections
25. Pour concrete foundation footings and pier pads
26. Termite Protection: Call contractor and confirm work schedule
27. Apply termite protection chemicals
28. Foundation: Call concrete contractor to confirm work schedule
29. Order the foundation materials (2x's, 1x4's, rebars, stirrups, vapor barrier, mastic, corner bars, metal dowels, barties, anchor bolts, ...)
30. Telephone surveyor to conduct form survey
31. Prepare foundation form
32. Telephone plumber to dig and install stup-up plumbing and waste drain pipe
33. Schedule foundation inspection
34. Pour concrete foundation
35. Install waterproofing, parging or insulation
36. Subfloor: Call carpentry contractor to confirm work schedule
37. Install subfloor, beams, posts as required
38. Backfill and Rough Grade: Call excavation contractor to confirm work schedule
39. Backfill around foundation
40. Rough grade slope for lawn

To be continued...

The Construction Schedule
The construction schedule serves as an important tool in the hand of the owner/builder manager –It includes many fundamental variables that can assist in keeping the construction project moving along smoothly. It will alert the construction manager when the project is about to run into snags, and help make needed adjustments when unforeseen circumstances arise. In order to achieve all that the plan has to be well coordinated, regularly updated and communicated to all the parties involved. In order to be successful the plan must:

• Outline the progress expected on a construction project in a timeline that is the most efficient and cost effective possible.
• Give the project stakeholders a realistic timeline by which they can expect the project to be completed. It lays out the sequence of events and the process that will be followed by major contractors and subcontractors, making it easier for him to monitor.
• Serve as a scheduling, coordination and feedback tool for the project manager, who can use it to schedule workers, time material deliveries and equipment rentals and monitor the progress in case of needed changes.
• Serve a as daily, weekly and monthly benchmark of the actual progress of the project.
• Serve as a base plan for any changes that might have to be made due to unforeseen circumstances, unexpected delays or owner changes and additions.
• Use as a tool to document work completed as the involved parties sign off on agreed upon completion.
• Serve as legal documentation of the actual history and events of the construction and can be useful in the event of litigation or conflict resolution.
• Serve as a guide in future projects

Open Communication

Open communication between the parties involved is very important once construction begins. Everyone who is a part of the project team needs to be informed and keep up-to-date of the project schedule. Since open communication helps to keep a project running smoothly, it’s of great importance when unexpected complications arise.

Keeping the lines of communication open involves making regular updates on progress. Project progress must be tracked regularly. Any foreseable or possible delays need to be noted as soon as possible, as well as finished work flagged. In addition to daily updates, regular weekly meetings of the team leaders are vital as well. These meetings should include all the parties and stakeholders including the project manager, the owners, and major subcontractors. Update meetings can provide a look forward on the project’s progress and possible difficulties or gains. By slicing the schedule into smaller blocks, periodic meetings can help make the transition from the big picture to a more detailed look at the tasks needed in the upcoming week. If a delay has caused the loss of time, the team members can work on recovering the lost time. If there is a gain, such as moving ahead of schedule, the team can come up with way to make the best use of the gain. Having the ability to update and make changes as soon as new information is available help reduce delays and allow everyone to make the best use of their time. All this should contribute to a highly successful project delivery.