by Christopher Powers
The construction business is, by nature, a risky one. The value of making informed decisions before physical work begins cannot be underestimated. It sounds cut and dried, but the potential risk involved at each stage of the construction process is staggering. At any point, a simple omission or miscommunication could hinder the project’s success. If preconstruction is not done right, time, money, and effort will be wasted. By focusing on the following aspects of the project upfront, a solid preconstruction plan will defend against unnecessary costs and schedule delays.
Existing Conditions Investigation
It is important to document existing conditions to determine any necessary phasing, identify areas of high risk, and assess whether information is missing or needs verification.
For renovations:
- Use laser scanning to map existing conditions and create 3D models for analysis.
- Open the walls and ceilings in critical areas to confirm the existing construction.
- Verify structural load-bearing wall locations.
For new construction:
- Have a Geotech consultant dig test pits and borings to characterize the soils.
- Test soils for contamination, determining the method and cost of disposal for each type.
Cost Estimating
Accurate cost estimates must be developed at each stage of the design development. As the scope becomes defined, incorporating up-to-date materials and equipment pricing is key.
- Identify more costly details and materials early on.
- Consider alternative products that may be more readily available or consistently priced.
- Engage trusted subcontractors and suppliers for current pricing and lead times.
Design Reviews
Perform exhaustive design reviews with the design team:
- Use a collaborative web-based platform to review, markup, and modify the documents in real-time.
- Review the schematic design documents to identify high-risk challenges.
- Analyze the design development documents; identify any remaining exposures.
- Have the entire construction management team examine the construction documents.
- Consider a third-party review for a fresh perspective.
- Develop a log to share with the owner and design team and track the status of each item as the plans develop.
Value Engineering
Continuously analyze materials, construction details, and overall scope to find cost-saving opportunities. These key aspects of value engineering will allow a construction manager to make informed suggestions for:
- Ways to improve constructability
- Simplification of construction details
- Scope reassignment for more competitive pricing
- Alternative manufacturers for similar products
- Pricing exercises on alternative products and systems
Logistics Planning
A seemingly large site shrinks when you add office and storage trailers, construction worker parking, materials, waste management, and equipment. Your preconstruction plan ensures the safety and efficiency of the jobsite as well as ongoing operations of the existing facility or neighboring businesses.
Baseline Construction Schedule
Developing a realistic preconstruction and construction schedule ensures critical milestones will be met and identifies challenges. When overall schedule goals are identified, the CM can determine if subcontractor bid packages need to be released early to maintain a fluid construction schedule. The baseline construction schedule allows subcontractors to understand the timing of their work.
Procurement
Procuring long lead items before the construction documents are completed is helpful. Further reduce risk by hiring subcontractors and suppliers that have honored their contracts and provided fair pricing over the past two years, while confirming that they are financially sound, and have proper insurance coverage and adequate staffing. Once bid documents are issued, follow up with preferred subcontractors to answer any questions.
In Summary
It all comes down to working as a cohesive team with the owner and architect to methodically anticipate and address all potential risk factors and provide subcontractors with a clear and concise set of bid documents. The result? Optimal pricing, fewer surprises during construction, and an efficient jobsite.
Christopher Powers
Christopher Powers is a vice president at Colantonio, Inc.
