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Chapter 5: Construction Process
by Syed Burhanuddin Hilmi Syed Mohamad
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Project Format
• The construction industry is generally focused on the production of a single and unique end product.
• The product of construction industry is a facility that is usually unique in design and method of fabrication.
• It is a single ‘one-off’ item that is stylized in terms of its function, appearance and location.
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Project Development
• Construction projects develop in a clearly sequential or linear fashion.
• The general steps involved are as follows:– A need for a facility is identified by the owner.– Initial feasibility and cost projections are
developed.– The decision to proceed with conceptual
design is made, and a design professional is retained.
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Project Development
– The conceptual design and scope of work are developed to include an approximate estimate of cost.
– The decision is made to proceed with the development of final design documents, which fully define the project for purposes of construction.
– Based on the final design documents, the project is advertised and proposals to include quotations for construction of the work are solicited.
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Project Development
– Based on proposals received, a constructor is selected and a notice to the constructor to proceed with the work is given. The proposal and the acceptance of the proposal on the part of the owner constitute the formation of a contract for the work.
– The process of constructing the facility is initiated. Work is complete and the facility is available for acceptance and occupancy.
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Project Development
– In complex projects, a period of testing decides if the facility operates as designed and planned. This period is typical of industrial projects and is referred to as project start-up.
– The facility operates and is maintained during a specified service life.
– The facility is disposed of if appropriate or maintained in perpetuity.
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Process
• A process is defined as a system of operations in the design, development, and production of something, such as a project.
• A process is a series of actions, changes, or operations that bring about an end result – cost, schedule, technical performance objectives.
• A process is that it is a course or passage of time in which something is created – an ongoing movement or progression.
(Ireland & Iceland, 2002)
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Construction Processes
• The process of purchase begins with a client who has need for a facility.
• The nature of risk is influenced by this process of purchasing construction.
• In construction, since the item purchased is to be produced, there are many complex issues which can lead to failure to complete the project in a functional and/or timely manner.
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Managing the Project Life Cycle
Phase 1
Conceptual Phase
Phase 2
Planning phase
Phase 3
Execution phase
Phase 4
Termination
• Determine that a project is needed.
• Establish goal.• Estimate the
resources that the organization is willing to commit.
• “Sell” the organization on the need for a project approach.
• Make key personnel appointment.
• Define the project organization approach.• Define projects target.• Prepare the schedule for execution phase.• Define and allocate tasks and resources.• Build the project team.
• Perform the work of the project (i.e. design, construction, production, site activation, testing, delivery, etc.).
• Assist in transfer of project product.• Transfer human and nonhuman resources to other organizations.• Transfer or complete commitments.• Terminate project.• Reward personnel.
Cleland & King, 1983
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Construction Process
• The construction process may be subdivided into the stages considered below:
1. Conceptual stage: the client identifies the need for the item of construction and appoints and briefs consultants who study the client’s requirement, propose an outline of the design and assess the feasibility of the project.
2. Design stage: the concept of the project is further developed and production information and contract documentation prepared. Tenders are called.
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Construction Process
3. Construction stage: production programmes are prepared and construction carried out on site.
4. Operation and maintenance stage: the completed building or works is maintained, repaired or altered as required over the course of its life.
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Activities at Various Stages of a construction project
Substage Activities
Inception Client considers project requirements, acquires land, sets up project team, appoints and briefs architect/engineer.
Outline proposals
Members of the design team develop brief, consider the technical and functional feasibility of the client’s intentions, make general proposals for the project including form, layout, height and floor area, Architect applies for outline planning approval.
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Activities at Various Stages of a construction project
Substage Activities
Scheme Design
Architect/Engineer finalises brief, and with other consultants, prepares sketch designs which are submitted to the client for approval.
Detailed design
Design team prepares the full design of the project and all relevant production information and contract documentation. Architect applies for building plan approval.
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Activities at Various Stages of a construction project
Substage Activities
Tender Invites tenders. Quantity Surveyor evaluates the tenders and report to client. Recommends to Client. Client signs a contract with the successful bidder.
Project planning
Prepares a programme for the project and mobilises resources for construction on sie.
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Activities at Various Stages of a construction project
Substage Activities
Site Operation
Main Contractor and subcontractors transform the production information into a physical facility. Members of the design team supervise construction. Architect/engineer issues payment certificates periodically on the recommendation of the Quantity Surveyor. Site Meeting. On completion, Architect, applies for a temporary occupation license. Application for a final certificate.
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Activities at Various Stages of a construction project
Substage Activities
Operation All faults becoming evident during the defects liability period are made good by the contractor. Quantity surveyor prepares the final account for the project. Clients arranges for the management and maintenance of the facility.
George Ofori, 1990
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On time and within budget
A quality facility on time and within budget
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Construction Process
• The construction process involves the translation of a client’s needs and intentions.
• Then prepare documentations; cost plan, BQ, Specifications, Drawings.
• Finally, the construction phase.
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Construction Process
• Pre-Construction Activities– Feasibility study– Outline Conceptual Design Stage– Preliminary Design Stage– Design Development Stage (Working
Drawing)– Completion of Working Drawings
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Activities During Construction
• Construction Supervision– Preliminaries– Demolition– Excavation and foundation– Concrete and brickwork– Finishes– M&E works– External works
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Activities During Construction
• Construction Activities
• Variation Order
• Progress Payment
• Certificate of Practical Completion (CPC)
• Certificate of Fitness (CF)
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Site Preparation
Site clearing Earthwork Setting Out & Levelling Hoarding Dewatering systems Temporary buildings Access
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Detail Process
1. Decision of a client in order to invest or not.
2. The client acquires a piece of land for project development.
3. The client will engage professionals to prepare documentation including drawings, specifications, a form of contract, BQ. All about consultancy works.
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Key Players
• The owner/Employer• The designer/Estimator
– Architect/Planner– C&S Engineers– M&E Engineers– QS
• The constructor– Main– Subcont.
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Clients
• Initiator of the construction process.
• Will be financing the project.
• An employer
• May be the public and private sectors.
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SUPPLIER CONTRACTOR
MANPOWER
AUTHORITIES
FINANCIER
CONSULTANTS
CLIENT
Project Management ConsultantPlanner
ArchitectEngineers; C&S, M, E
Quantity SurveyorLand Surveyor
Interior DesignerLandscape Architect
AdministrationSite Management
Site Worker
Domestic Sub ContractorNominated Sub Contractor
Main Contractor
Nominated SupplierManufacturer
VendorDistributor
BankFinance CompanyCredit CorporationLeasing Company
FederalStateLocal
Private SectorPublic Sector
Parties Involved in the Construction Industry
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• The process will be organised into the sequence of activities/works differ from one project to another.
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Construction Site Management
• Work Programme– The first stage, which is best commenced by
referring to the initial draft programme submitted at tender stage.
• Includes time schedule for all major activities in the contract.
• Critical activities, early start time, early completion time, milestones.
• Sequence of works.
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Project Planning and Control
Objectives
- To arrange the activities appropriately- To make a realistic time scheduling- To make a resources estimation and
planning- To implement time and cost controlling- To ease the contract administration
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Planning
• What are we aiming for and why?
• In the execution of this function, the organization’s mission, objectives, goals, and strategies are determined.
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Control
• Construction – monitored by Project Manager.
• Based on work programme – as planned vs. actual progress.
• IT - Microsoft project & Primavera (sometime Excel).
• Cash Flow (Financial Progress)• Inspection & Observation (Physical
Progress).
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WHY THERE HAS TO BE A PLAN?
INTERNAL (STRATEGIC) OR EXTERNAL (CLIENT’S REQUEST)
TO AVOID RISK
TO TRACK PROGRESS
TO MAKE CORRECTION
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WHY SCHEDULE?
To communicate the construction plan
To establish production goal
To monitor and measure progress
To manage change
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INTRODUCTION
• The task of monitoring and controlling help to determine the objectives are within reach
• Monitoring and control has to start at early stage of the project development since it has more impact on cost
• Focusing on monitoring and control at the construction stage since many acknowledge of its difficulty
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MONITORING and CONTROL
• Monitoring is comparing the planned against actual
• Using software can easily be updated and preparation of reports are standardised
• Several methods used to monitor the work progress these include time weightage, cost weightage, man-days and quality
• Most common is using cost weightage
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Progress CurvesTable 3.4 Combination between S-Curves and Bar Charts
No. Description Month
1 2 3 4 5 6 7 8 9 10
1 Mobilization
2 Foundation Excavation
3 Diversion Stage
4 Foundation Grouting
5 Dam Concrete
6 Install Outlet Gates
7 Install Trash Racks
8 Prestress
9 Radial Gates
10 Spillway Bridge
11 Curtain Grout
12 Dismantle Plant, Clean Up
Original Schedule
Actual progress
Cum
ula
tive p
rogre
ss (
%)
100
0
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Project Controlling Procedure
- What performance measures should be selected?
- What data should be used to estimate the current value of each performance measure?
- How should raw data be collected, from which sources, and in what frequency?
- How should the data be analyzed to detect current and future deviations?
- How should the results of the analysis be reported, in what format, to whom, and how often?
Projectplan
Projectimplementation
Projectcontrol
Projectupdating
MeasurementOf work performance
Figure 3.12 Project Controlling Procedure
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Project Controlling
Figure 3.13 Implementation of Project Controlling in Construction Project
Implementation of Project Controlling
Project Site
Main office
Construction
Design
Subcontract
Procurement
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Elements of Project Controlling
Figure 3.14 Elements of Project Controlling
Action Plan
BudgetElements of
Project ControllingTools
Milestone
Forecasting
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Figure below presents a Gantt Chart generated by Microsoft Project.
Gantt Chart:
The Gantt chart (invented by Henry L. Gantt in 1900's)
is a bar chart presentation showing a horizontal bar for each task, the length of the bar representing the duration of the task.
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Construct Bar Chart
• Layout?
• Time unit?
• Workdays or calendar days?
• Continuous or non-continuous…
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Bar Charts Limitations
Advantages• Easy to prepare• Easy to understand• Good communication
tool
Disadvantages• Do not show inter-
relationship• Difficult to
documentation and manage project
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• Factors causing delay in construction project
– Procurement of resources which is not on schedule– Inappropriate work capacity– Low productivity– Ineffective project management– There are some redesign and extra work to the project– Bad communication among parties involved in project– Inefficient decision making– Force majeur, etc.
Time Controlling
Need an effective supervision
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Suggestion of Practices
• Some of the practices can be incorporated in the monitoring and control process system these include:– Daily monitoring– Morning discussion with the foreman– Afternoon discussion– Discussion the resources requirement every forth
nightly– Using bonus system to improve productivity– Using damages clause to control supplier and sub-
contractor
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The Planning & Scheduling Process
IDENTIFY THE PROJECT ACTIVITIES
EXTIMATE DURATION OF ACTIVITY
DEVELOPED THE PROJECT PLAN
SCHEDULE PROJECT ACTIVITIES
REVIEW AND ANALYSE THE SCHEDULE
OK?IMPLEMENTYES NO
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Historical Background
• During world war 1, Henry L.Gantt develop a graphical technique of displaying bar type line upon specific time.
• The technique was known as Bar Chart.• In 1956 E.I. du Pont de Nemours & Company
developed network concept known as Critical Path Method
• Booz Allen & Hamilton develop Project Evaluation Review Technique (PERT)
• Scheduling software application are Primavera, Microsoft Project, Artemis, Timeline etc
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Choice of Scheduling Method
Factors that governed the choice of the
technique are:
• Familiarity on the technique to be used
• Type and size of project
• Purpose of scheduling
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Familiarity on the technique to be used
• A planner should not engaged any technique which he has a limited knowledge on it’s application
• Main objective of the schedule as a communication tool
• Important to have a schedule technique which is acceptable by all parties.
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Type and Size of the Project
• Project with few but repetitive tasks – Line of Balance
• Medium to Large Project – (Critical Path Method) like Precedence Method or Arrow Diagram
• Small Project – Gantt Chart or Bar Chart
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Purpose & Important of Schedule
• Claim• Project time and cost control• Allocate project resources more efficiently• As a monitoring tool• Material delivery at site• Storage – all material cannot put in the site (confined space)• Avoid delay of the work and activity.• Minimize the cash flow – as min as possible such as order
material stage by stage depend on the work needed.• To guide fabricate (roofing, steel etc)• Control human resources and machinery • To give confidence to the client especially when bidding process.• To improve the efficiency of the operation through the efficient
use of resources and cost control.• Basic schedule for endorsement.
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ACTIVITY DEFINED
FIVE CHARACTERISTICS
Must consume time
Mostly consume resourse
Have a defineable start and finish
Measurable
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ACTIVITY IDENTIFICATION
THINGS TO BE REVIEWED
Plans and specification
Agreement
Contract conditions
BQ
Other information
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ACTIVITY IDENTIFICATION
CRITERIA FOR BREAKING DOWN PROJECTS:
WHAT?
WHERE?
WHO?
WHEN?
HOW?
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ACTIVITY DETAIL
DEPENDS ON THE FOLLOWING:
>Purpose Complexity
>Philosophy
>Information
>Responsibility
>Effect of detail
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ACTIVITY DESCRIPTIONS
CONCISE AND CLEAR
MAY USE SCOPE AND LOCATION
ALWAYS HAVE THE SAME MEANING
LEGIBLE AND UNDERSTANDABLE
CONSISTENT
USE STANDARD ABBREVIATION
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WORK BREAKDOWN STRUCTURES (WBS)
A PLANNING TOOL AND NOT A SCHEDULING METHOD
BREAKS A PROJECT DOWN INTO GREATER DETAIL BY LEVEL
ORGANISES WITHOUT SCHEDULING
PROVIDES A FRAMEWORK FOR ORGANISING AND ORDERING ACTIVITIES
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Work Sequence
• Stages of construction activity.
• Normally from site clearing until project handover.
• Logical sequence of activities.
• Needs an experience and knowledge during planning and scheduling process.
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AKTIVITIMAS
A
MINGGU
1 2 3 4 5 6 7 8 9 10 11 12
Bersih Tapak 4
Korek Asas 4
Pasang Tetulang Asas
4
Tuang Konkrit Asas 4
Penambakan 4
Pasang Acuan Tiang 4
Pasang Tetulang Tiang
4
Tuang Konkrit Tiang 4
Kerja Bata 4
Jumlah 36
Jumlah Mingguan 1 2 3 3 4 4 5 5 4 3 1 1
Jumlah Terkumpul (Dirancang) 1 3 6 9 13 17 22 27 31 34 35 36
Jumlah Terkumpul (Dilaksana)
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Act. ID Description Duration (days) Successors
1200 Rough HVAC 3 1300
1300 Rough Electrical 3 1000
1400 Shingles 3 1000, 1600, 2700
1500 Ext siding 3 20000
1600 Ext finish carpentry 2 1500
1700 Hang drywall 4 1800
1800 Finish drywall 4 1900, 2400, 2500
1900 Cabinets 2 2100, 2300
2000 Ext paint 3 2200
2100 Internal finish carpentry 4 2200
2200 Internal paint 3 2600
2300 Finish plumbing 2 2200
2400 Finish HVAC 3 2200
2500 Finish electrical 2 2200
2600 Flooring 3 2800
2700 Grading and landscaping 4 2800
2800 Punch list 2
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A SUCCESSFUL CONSTRUCTION:
WITHIN BUDGET
ON TIME
MEETS OWNWER SPECIFIED NEEDS AND REQUIREMENTS
WORK WITH FLEXIBILITY
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• Daniel W.Halpin (2006); Construction Management; Third Edition; John Wiley & Sons; USA.
• Andrew A. L. Tan (2004); Why Projects Fail? 1001 reasons; Venton Publishing (M) Sdn. Bhd.; Selangor, Malaysia.