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PROJECT MANAGEMENT
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Definitions and Functions Goals, Philosophies, and Concepts Project Management Tools PM Services by Phase
As qualified to a construction project,
the use of integrated systems and procedures by the project team to
accomplish design and construction.
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Project management is an integral
part of construction management
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Project Planning and Management Cost Management Schedule Management Scope Management Quality Management
Safety/Risk Program Management Contract Administration
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Control time, scope, cost, and quality Apply integrated systems and procedures to achieve the Owner’s goals Key issues that affect scope of work:
- Ambiguities- Inconsistencies- Errors & Omissions
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Essence of a good CM is professionalism and teamwork
“The CM is the Master Integrator”
Judith Kunoff, AIA, CCM
© Construction Management Association of America. Do Not Duplicate or Reproduce.
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Needs Expectations Interests
Owner CM
ContractorDesigner
Subcontractor(s)Vendor(s)
“Create an environment in which contractors can be
productive.”Woodrow Wilson Bridge CM Plan
© Construction Management Association of America. Do Not Duplicate or Reproduce.
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Time
How
long?
Cost
How
muc
h?
How well
Quality
Scope
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Time
How
long?
Cost
How
muc
h?
How well
Quality
Scope
Cost Control- Complete within the Owner’s budget
Schedule Control- Finish within the Owner’s required timeframe
Quality Control / Assurance- Final product expectations, objectives, standards,
and intended purpose
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Projects need: Multi-disciplinary teams of specialists Strong leadership - Professionals will (generally) follow the rules if they know what they are Partnering, leading to a collaborative culture, is the ultimate goal
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Clearly stated, comprehensive agreements(e.g. Complete within the Owner’s budget)
Clear, accurate and complete Const Docs
Fair, fast, and timely decision-making
© Construction Management Association of America. Do Not Duplicate or Reproduce. September, 2006
Pre-planned resolution procedures
People with people skills- Disagreeing without being disagreeable- Arguing issues, not egos- Resorting to “higher authority” quickly
© Construction Management Association of America. Do Not Duplicate or Reproduce.
LISTEN!! Learn the owner’s issues Explain to the owner what value we can add Be familiar with
- Feasibility studies -Cash flow projections
- Break-even analyses -ROI calculations- Life-cycle cost analyses - Public and private debt requirements
© Construction Management Association of America. Do Not Duplicate or Reproduce.
QUESTIONS?
© Construction Management Association of America. Do Not Duplicate or Reproduce.
All designers and contractors are not
created equal
Expertise and reputation should match
the project requirements
© Construction Management Association of America. Do Not Duplicate or Reproduce.
CM cannot control the Owner’s decisions,
but has an ethical obligation to advise
on them
If the “wrong” designer or contractor or
subcontractor is selected – act quickly
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Language in all contracts must be
consistent and non-contradictory Language in specifications and drawings
must be consistent and non-contradictory Language in bid submittal documents
must be coordinated with contracts
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Properly coordinate Scope packaging Have your most skilled manager serve as editor
Prepare the language and documents
carefully, then have everything
reviewed twice as carefully!
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Construction Management Plan Project Procedures Manual Quality Management Plan
Procurement Plan Contracts or Agreements Laws
Standards of Care
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Articulates the project vision Defines / documents project requirements Establishes scope, budget, schedule and
quality management approach Identifies team members and their
roles / responsibilities
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Identifies organizational structure Addresses significant site and
environmental issues
Establishes communications protocol Identifies contracting strategy Basis for evaluating team’s performance
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Cost control procedures Schedule control procedures Communications procedures
MIS procedures QA program procedures Team organization
- Levels of authority
- Roles / responsibilities
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Contractor coordination procedures Safety program procedures Meeting protocol
Documentation procedures Procedures for all contract
administration documents
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Project organization Quality goals and objectives (services
and construction) General methodology for QA
© Construction Management Association of America. Do Not Duplicate or Reproduce.
QA Responsibility Decision Flow Charts Quality control plan Quality assurance plan
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Identifies alternative contracting strategies Evaluates strategies and identifies
pros/cons with respect to Owner’s
requirements and constraints
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Recommends a strategy or strategies with
supporting rationale Establishes actions necessary prior
to procurement
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Standard forms of agreements:- CMAA
- AIA
- AGC
- DBIA- Others…
Modified standard forms Owner-prescribed forms
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Send your contract to review by:- Legal counsel
- Insurance provider
Get legal assistance to review all contracts:Don’t try to play the role of lawyer
(and don’t let your lawyer manage construction)
© Construction Management Association of America. Do Not Duplicate or Reproduce.
We are a society based on the
concept of law… Statutes, both Federal and State
Case law…it grows every day and helps
define required “standards of care” Helps shape risk management plans
© Construction Management Association of America. Do Not Duplicate or Reproduce.
It’s what is expected of you You need to learn them, and stay current
on them Your boss may…the judge and jury
will…judge your actions with respect to
“them”
© Construction Management Association of America. Do Not Duplicate or Reproduce.
The “right” standard of care will be judged
in accordance with:- terms of the CM agreement
- current statutes and case law
- what other prudent CMs would do (or have done) in similar circumstances at the location and time the services were provided
QUESTIONS?
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Pre-Design* Design Procurement Construction Post-Construction
*optimum time to hire a CM
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Project organization Construction Management Plan Project Procedures Manual Designer(s) selection
Pre-design project conference Management Information System Special studies/reports (soils, exist. dwgs) Constructability Reviews
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Contracting strategies for design
professional services
Identify basic tasks and responsibilities
Define criteria for selection
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Develop lists of potential firms
Prepare and transmit the RFP
Assist in review of written proposals
and interviews
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Construction manager plans, conducts,
and documents the conference
Establish commitment and understanding
of project goals, stakeholders, approach
and procedures by Owner, Designer, and
Construction Manager
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Why have one? - Status and forecast compared to PMP
- Basis for managing, identifying, and evaluating
problem areas and variances
- Address information needs, data sources and
control elements for time / cost / quality control
- Accommodate continuing input of data
- Efficient communication tool for stakeholders
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Includes: - General correspondence
- Periodic reports of activity performance
- Drawing schedules
- Submittals
- Transmittals
- Change requests and authorizations - Daily reports / weather conditions
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Includes:- Procurement
- Material control
- Meeting minutes - Oral instructions / field directives
- Controlled inspections
- Non-conforming work
- Scheduling records
- Progress photos
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Complete a set of documents defining a
project which can be built in the current
marketplace within the owner’s establishedbudget, scope and schedule requirements
Basic sections required of a complete set
of contract documents: - Technical specifications
- Project drawings
- Agreements
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Includes: - Document review (phased)
- Document distribution
- Scope verification and sign-offs
- Front-end documents: contract, general conditions &
supplementary general conditions
- Public relations
- Project funding
- Meetings
- Cost control: independent phased cost estimates
- Time control: milestone development
- Consultant coordination
- Permit approval oversight
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Key Concepts- Public relations: means of reaching potential bidders
- Assessing bidding climates
- Requirements for selection of pre-qualified bidders
- Assessing and evaluating bidder qualifications
- Understanding basic content required of contract
general conditions
- Addressing risk management issues in contractor’s
pre-award meetings
© Construction Management Association of America. Do Not Duplicate or Reproduce.
The Process: - Solicitation and prequalification
- Evaluation guidelines
- Notices / advertisements
- Bidders/ interest campaign
- Delivery of bid documents
- Information to bidders
- Issuance of addenda
© Construction Management Association of America. Do Not Duplicate or Reproduce.
The Process: - Bid opening and evaluation
- Monitor compliance with and execution of contracts
- Provisions for permits, insurance and labor affidavits
- Arrange Owner-purchased equipment
- Other requirements
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Includes:- Public relations / Public Outreach / Tours?
- Safety
- On-site facilities
- Coordination/ Meetings
- Time management
- Budget and cost reporting
- Payment request processing
- Change orders
- Dispute resolution
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Includes:- Utility, SWPP and off-site improvement oversight
- Quality management
- Record keeping
- Management reporting
- Owner-purchase materials and equipment
- Record drawings
- Claims management
© Construction Management Association of America. Do Not Duplicate or Reproduce.
The Sequence:
- Develop scope, estimate the cost, and analyze the schedule
impact before receiving a formal request from the GC, or prior to
Owner’s request for proposal (RFP) being sent to the contractor
- Contractor proposes on scope, cost, and time
- Negotiations
- Develop and agree on modification language
- Execute modification
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Techniques: - Discussion: reasonable people with focus
- Negotiation: willingness to modify terms
- Mediation: any time, no contractual agreement required,
confidentiality of information, mediator does not impose terms,
totally voluntary
- Dispute Review Board: contractual, 3 members, meet regularly
and as needed, non-binding decisions
- Arbitration: contractual, formal and structured, binding and not
subject to appeal (usually)
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Key Terms to Remember:- Preliminary inspection
- Punchlist work
- Final inspection
- Beneficial occupancy
- Substantial completion
- Start-up
- Commissioning
- Final completion
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Includes: - Preparing and transmitting documents connected with the final payment
- Organization of O&M manuals, warranties, training
- Assembling record drawings
- Contractor follow-up
- Owner move-in or start-up
- Contractor call-back
- Contractor closeout
© Construction Management Association of America. Do Not Duplicate or Reproduce.
ExpectationsNeeds
Interests
Owners
Architect-Engineer
Vendors
General Contractor
Subcontractors
Construction ManagerConstruction Manager
© Construction Management Association of America. Do Not Duplicate or Reproduce.
Project Management: integrating systems
to accomplish design and construction Integrator of stakeholder needs,
expectations, and interests Organize early with PMP, MIS, and
Procedures Manual
Control time, scope, cost, and quality Change happens!
QUESTIONS?