bct 100 overview of the construction industry. the construction phase document site progress digital...

BCT 100

Overview of the Construction Industry

The Construction PhaseDocument Site Progress

• Digital Photo Record of ALL significant or unusual events

• Document CONDITIONS which will be COVERED UP

• Maintain LOGS

• Process Change Orders

• Respond to Owner requests for Additional Scope of Work

The Construction PhaseConstruction Management

• Prepare Requests for Information RFI

• Maintain Company Environmental Management Plan

• Maintain Safety Plan

• Review and Record any outside Certification Plans, such as LEED

The Construction PhaseConstruction Management

• Meanwhile, you might be spending more than a few minutes on these:

• Monitor Construction Schedule DAILY• Work Area Management / Planning• Specifications Verification / Substitution

Review and Research• Conflict Management• Claims and Disputes – Document/Resolve

Foundation

• Grade Beam with Formwork

Foundation

• Turn Down Slab on Grade Detail Section

Foundation/Drainage

• Waterproofing installation and Insulation Board (which will act as protection during backfilling).

Contract Documents

• The Foundation Detail Section that Workers are Following

Foundation/Rough Plumbing

• Underground Plumbing under Slabs must be installed prior to pouring of concrete

Foundation/Rough Plumbing

• Vapor Diffusion Barrier installation under slab

The Construction PhaseRetainage

• A percentage of the payments made to the GC held back by the Owner to provide money to the Owner for the satisfaction of lien claims because of the GC’s failure to pay their subs or suppliers.

• Also, a way of holding profit back from the GC in the event they default on the contract, to provide money to complete the job.

The Construction PhaseRetainage

• The GC should be requiring a percentage equal to the contractual retainage with the Owner be held back from each individual subcontractor, in case of default.

• Typically this is 5% or 10% of the total contract, deducted from each monthly payment request.

• This is most important at the VERY START.

• This may be foregone half way through the project with the blessing of the surety co.

The Construction PhaseSuperstructure

• A Variety of Structural Systems exist• Your Project Structural System was

selected in Design Phase to Meet Requirements and Local Conditions / Use / Cost / Appearance / Integration / Quality

• Structural Grid vs. Load Bearing Walls• Structure may be Expressed, or Covered• Floor and Roof Framing are Integrated

SuperStructure

• Steel Framing with Light Steel Trusses

SuperStructure

• Structural Steel Frame with Metal Decking

Floor Framing

• Structural Steel Frame with Metal Decking

Floor Framing

• Light Wood Trusses with Plywood Sub-floor

Floor Framing

• Pre-cast Concrete Decking

The Construction PhaseRoofing Systems

• Membrane• Tiles • Shingles / Asphalt Shingles• Metal / Standing Seam / Welded Seam• Paint On• Built Up• Thatch• Green Roofing• Solar Membrane


• Tile Roof Installation


• Membrane Roof Installation and Ballast

The Construction PhaseInspection of Materials / Rejection• Non Conforming Materials must be rejected

prior to installation, ideally prior to delivery (but this may not be possible)

• Pay particular attention to ‘Custom-made’ materials.

• Mark Rejected Materials so they cannot be installed. Demand they be removed from the jobsite. (Make sure they are yours, first.)

• Fully Document the rejection

Inspection of Materials / Rejection

• Quality Control is a Daily Job• Experience Qualifications: Some systems

require training/experience to install• Factory Inspection may be called for• Comparing Samples Provided by Suppliers to

Samples and /or Specification Provided by Design Team

• Mock Up of Cladding Systems

Wall Cladding SystemsExposed Structural Elements

• The concrete on this project will serve as more than a structural system. It will also become a finished exterior finish, and an interior finish.

• It must be protected throughout the project

• Connections to the structure must be considered at the front end, because there is far less tolerance to cover mistakes when dealing with a finish surface.

The Construction PhaseWall Cladding Systems

• Glass Curtain Wall Cladding System• Attaches directly to the structure and

encloses the entire building envelope, except the roof.

• Will have specified tolerances for installation that must be respected by the structural system sub contractor

• Some systems are far more flexible than others. Stick systems are much more flexible than this modular system, which has very little tolerance from panel to panel.

• Ground floor is typically made from storefront systems and done last.


• Brick Cladding Non-Bearing Wall System

• Brick is much more flexible than many cladding systems. The units are small and can be manipulated.

• Individual units that become damaged can be replaced.

• Brick is a local material, which is more sustainable


• Metal Panel Cladding System

• The most difficult cladding system to install is the one that has never been used before.

• Be prepared for a steep learning curve

• If you have used the system, but the workers who will install are unfamiliar, plan on similar learning curve.


• Pre Cast Concrete Panel Cladding System


• Aluminum / Glass Curtain Wall Details


• Waterproofing Membranes

• Wall mounted membranes are becoming much more common

• These systems require very clear understanding of how they are installed and handled.


• Building Science. Understand how your building will behave once exposed to the elements

• Best Practices. Preventing leaks beats paying to fix them• Due Diligence. Fully understand ‘new’ materials and methods,

otherwise, avoid them• Self Defense. Voice concerns, then, write them down and

forward these to the Architect or Owner. Follow Up. Don’t install it unless you understand it.


• ‘Curtain’ Wall System - Japan

The Construction PhaseCompliance and Warranties

• Certificates of Compliance with Standards may be required by the Owner for some items, these include: Glass, Paint, Windows, Wood. These are typically provided by the manufacturer.

• Warranties Required by Specifications

• Manufacturers Standard Warranty

• Implied Warranty vs. Expressed Warranty

The Construction PhaseOwnership/Storage/Handling

• Typically, the Contractor Owns the materials on site until integrated into the building, invoiced, and paid for (done by percentage of completion). However, there may be reasons for passing ownership. For Example, specialty items that require storage

• Storage off site may require bill of sale in order to get Architect to sign off on payment

• Storage is asking for Damage• Inspect ALL materials being stored to ensure no

DEFECTIVE material/product has been accepted. The clock ticks from acceptance, not from when you begin installation.

The Construction PhaseSystems Integration

• Once the Structural System has been completed, it’s time to start hanging stuff off of it. The building structure is like a giant shelving unit. A coat hanger. Integration of Building Systems is the process of installing all the bits and pieces that will make the building work.


• The Construction Manager is responsible for coordination of all trades on the site

• Failure to coordinate will result in lost profit, unhappy subcontractors, shoddy workmanship, and more time

Systems Integration

• Residential and Commercial work differ substantially in their approach to systems integration

• Scheduling is generally less flexible in commercial construction, but more reliable, with less unknowns, and firmer contract commitments and milestones.

Commercial Work has:• Contract and Subcontract dates• Firmer Scheduling Milestones• Fewer Unknowns once out of the ground• Overlap of territory on site less likely• Less fabrication on site• Wide Range of Work. New Construction

differs from Tenant Improvement

Systems IntegrationResidential Work is generally more

flexible:• More unknowns, particularly in renovation

work• Less sophisticated Owners who require more

hand holding and more ‘educating’• Sub-contractors are more used to working in

the same area of the site with other subs.• Scope of Work ‘Creep’ is more likely

resulting in scheduling modifications• HVAC, if ‘forced air’ and plumber usually

arrive first and stake out main runs, vertically and horizontally.

• More custom finishes fabricated on site than in most Commercial work

Systems IntegrationCoordination with the Architect

• At this stage of the project, you should be having weekly meetings with the Architects to review progress and ensure the project is in accordance with the documents

• Changes will develop. Manage these and monitor the management practices of your Architect. Are they keeping up, or are they swamped.

• Most Architects are used to being ‘in over their heads’ on a project. The question is, how deep are they in?


• Integration of Building Systems

Systems IntegrationYou or a member of your team must

fully understand the requirements for each and every system to be installed on your project.

If you don’t understand the requirements for a particular system, you must learn them, quickly.

Ask as many questions as you can throughout the process, including early on in the bidding phase. Learn as much as you can from your bidders about a system you are not familiar with.

Systems Integration

• The ‘basic knowledge’ necessary to coordinate a subcontractor is often learned on the job, through observation and experience. The first time you run into something, you learn a lot from that experience

• When coordinating a new material or a new system, be prepared for a ‘learning curve’. The ‘next time’ you will apply what you have learned and be far more accurate and efficient.

Systems Integration

• If you understand ‘best practices’, and enforce these from the beginning of the project, then you are less likely to run into major quality issues down the road.

• The panelboard on the left appears to be neatly wired. • Let’s hope the circuits on the right have been are labeled.

Overseeing the Work

• Be conspicuous. Walk the site daily, if you are a supervisor. Make your presence known.

• Address Problems Early. If you see violations or quality control issues early on, address them. You will save yourself a lot of future pain.

• Stay Positive. Utilize your ‘best practice’ management strategies. Until there is no other option. Remember, projects last a long, long time.

Overseeing the Work

• Work Together. Construction Projects are among the most complicated ‘Team Projects’ that human beings undertake together. Each project is unique. Assume the best in people until proven otherwise.

• Be Approachable. Your sub-contractors are far more likely to help you with the overall picture if the respect you AND appreciate you. Help them, and they will help you. Let everyone know that you are approachable, and that you are there to make EVERYONE’s job easier, through coordination.

• Demand Updates and Information. As the ‘Coordinator’ you need to be aware of any changes in the baseline status of the job. Make sure that everyone on the site understands the importance of keeping you ‘in the loop’ on anything which deviates from the Construction Documents. You in turn will take the responsibility for passing this information on to the Architect, who can update the drawing set accordingly.

The Construction PhaseProblem Solving

• Problems will Develop. Managing these may determine Success or Failure

The Construction PhaseInspections

• Communicate with your team, and with the local regulatory agents, to ensure that all involved are aware of inspections

• Most inspection work must be completed prior to the installation of finishes


• Maintain a good relationship with your local building officials

• You will be working with them a lot over the course of your career, unless you plan on leaving town.

• Be aware that Washington County is making a deliberate effort to retrain the members of their building’s staff to be more collaborative and helpful, attempting to end the confrontational experience that has been the norm.


• Over the long haul, if you are reasonable, then there is a greater likelihood that the inspector will be reasonable too.

• Do not expect the official to green light errors that are clearly against a life safety code.

• Any deviations you would like to make need to be argued from a position of reasonableness. If a reasonable person would find your request unacceptable, don’t expect the official to pass it.

Interior Finishes

• Interior finishes are often the most refined elements of a project. People will touch more of these than any aspect of the project, and they will see them at a distance far closer than any other portion of the project. For these reasons, and others, the standard for interior finishes installation is often the highest on the project.

Interior Finishes• Building users get up

close and personal with interior finishes

• The integration of ‘rough’ construction as a finish material, as is the case with this timber structure in the Bend Library, makes matters worse. This must be protected from the moment it is delivered to the site.

Interior Finishes

• Public Buildings often incorporate more permanent finishes on the interior, to keep maintenance costs lower and to provide more durability and longevity.

• Commercial varies. Public areas in larger buildings such as Entrance and Elevator Lobbies will often utilize more durable materials such as stone and wood. Schools often depend upon paint and washable, replaceable materials due to heavy use and more frequent vandalism

The Construction Phase

Interior Finishes• The problem with finishes is that

once they are installed, they need to be protected.

• Be sure to allow for adequate protection in your bid price.

• Be sure to protect as finishes are installed

• Advise your crew and your subs that finishes are being installed, as they are installed

• Tell Harry to be careful with his hammer swinging from his belt, since he can’t see it due to the size of his belly.

The Construction PhaseWho Does What?

• Officer in Charge• Project Manager• Superintendent• Project Engineer• Field Engineer• Foreman• Craftspeople• Subcontractors• Subcontractor Foreman• Subcontractor Craftspeople


• Officer in Charge– May be the Owner or co-Owner, partner, president– Business Level Concerns– Interested in your project as one of many others– Not interested in the details day to day, but major

milestones achieved and overall success


• Project Manager– Organizes the project team– Responsible for profitability, standards– Responsible for schedule, cost control, strategy,

resolution of major issues– Corresponds with the Owner and the Architect


• Superintendent– Organizes the site– Responsible for correct, timely, profitable construction of

the project– Coordinates the labor and materials on site– Coordinates the subcontracted crews on the site– Considered the full time representative of the contractor

on site– Provides direction to Foremen and Craftspeople– Interacts with the Inspectors on site– Link between Management and Workers


• Project Engineer– Assists the Project Manager– Performs duties for the PM including:

• Subcontract Agreements• Material Submittals• Shop Drawings Coordination Filing Logging• Payment Requests, Change Orders, RFI’s, Correspondence• Main backup for the PM


• Field Engineer– Assists the Superintendent, or , PM– Performs duties for the Superintendent including:

• Layout on the site• Interpretation of the documents for/with Craftspeople• Maintains working knowledge of the Docs and the Site• May order materials, review shop drawings and submittals• Oversees quality control and assurance• Lowest tier on the Management side for the GC


• Foreman– Supervisory Position, but, not considered Management– Performs duties on site including:

• Directing the Labor crew or crews• Knowledgeable with the installation of the given material at

hand• Creates work assignments for Craftspeople• May prepare quantity in-place reports for cost and schedule

control• Must meet milestones as set in the schedule• May be assisted by lead Craftspeople on larger projects• Paid an hourly wage, like Craftspeople, not on Salary• Reports to the Superintendent or Field Engineer

Completed Project Photos

• London Docklands Development

Canary Wharf Construction

• London Docklands Development


• View From the Thames River, London


• Canada Square and the Tube Station Exit

Fallingwater

• Bear Run, Pennsylvania

Fallingwater

• Famous People might come see your work!, even if you don’t want them too.