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Transcript of Contracts, Change Order Administration and Claims Management Dieter J. Preiser, PMP.
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Contracts, Change Order Administration
and Claims Management
Dieter J. Preiser, PMP
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What is a Contract?
A contract is a mutual business agreement recognized by law under which one party undertakes to do work (or provide a service) for a second party for a “consideration”.
A contract is an agreement between two parties, one called the contracting party or owner and the other the contracted party or the contractor to perform a previously determined scope of work for a previously determined amount of money.
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Why do we need written contracts? Basic lack of trust Clearly establishes the risks and obligations of each party Provides means by which performance can be assessed and
measured Provides means by which breaches can be identified Provides means by which default can be established Establishes the owner’s means of control Establishes the contractor’s scope of work
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What does a written contract do for us? A written contract provides the document
by which risks, obligations, and relationships of both parties are clearly established, thus ensuring the performance of these elements in a disciplined manner.
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Goals of Contract Management and Administration The effective management and
administration of contracts results in reducing risks, maximizing cost savings, minimizing claims, and improving economic return.
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How do contracts minimize risks? A contract provides the means to manage and allocate
risks. You you want to “share” the risks appropriately through your contractual relationship.
Your contracting strategy needs to be built around the relationship between the terms and conditions, and the accompanying risks and cost impacts.
The type of contract and the specific language used should flow from these relationships.
Failure to manage risks in this manner can result in cost overruns, loss of market, or loss of quality.
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Risk Areas
Cost - possibility of overruns and other financial losses
Time - delays in schedule and resultant loss of market
Quality - loss of desired quality of engineering and construction
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Contracting Strategy
Priority of project management goals– Cost, schedule, quantity
Status of project definition Schedule and cost constraints
– Facility startup date and availability of capital
State of the economy– Market urgency for product
– Number of competitive bidders
– Workload of competitive bidders
– Vendor backlogs
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Types of Contracts
Lump-sum fixed price Unit price Fixed price with escalation (price adjustment)
Guaranteed maximum price (target price) Cost plus incentive fee (time/cost goals) Cost plus fixed fee Cost plus percentage of cost
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Elements of Cost
Labor Costs Material Costs Equipment Costs Overhead Costs - Direct and Indirect Profit
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Analysis of Cost
DIRECT COST INDIRECT COST
Costs which are incurred for specific
items of work
Costs which cannot be
allocated to specific jobs
Differencebetween allcosts andall income
Costs which cannot be
allocated tospecific items
The Work The Site The Firm The Motive
Profit MarginItems of Work
At the Job Operating
COST FEE
TOTAL CONTRACT SUM
OVERHEAD COSTS
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Fixed Price vs. Cost ReimbursableDefinitions Fixed Price
Agreement to perform the scope of work at a set price regardless of Contractor’s actual cost.
Cost ReimbursableAgreement to perform work on a reimbursable basis.
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Fixed Price vs. Cost ReimbursableBasic ConditionsFixed Price
Fair and reasonable price can be established using a detailed scope of work, complete design and specifications and known environmental and business conditions.
Adequate professional inspection & supervision provided by other parties.
Risk: Contractor assumes maximum amount of risk, and has incentive to perform economically.
Cost ReimbursableScope & cost of work not defined sufficiently to allow fixed price quotes.
Qualified contractors unwilling to accept financial risk of fixed price.
Owner wishes to exert more control, develop design as project progresses, or achieve technology transfer from contractors.
Owner is required to be more sophisticated in contractor selection and oversight.
Risk: Owner accepts most risk
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Fixed Price vs. Cost ReimbursableAdvantages Fixed Price
Less risk on the Owner, at least on the surface.
Substantial amount of case law and administrative protocol.
Overall cost known before project begins.
Minimal Owner involvement
Owner realizes price competition.
Contractor has incentive to finish early.
Cost ReimbursableConstruction can be phased.
Changes can be accommodated more easily.
Reduces adversarial relations:Contractor & Owner are partners.
Reduced Contractor contingency included in price.
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Fixed Price vs. Cost ReimbursableDisadvantages Fixed Price
Adversarial relations
Contractor may bear risk for conditions beyond his control
Changes more likely to end in dispute.
Contractor has no direct financial motivation to provide superior quality or service.
Extra time required to complete the plans and specs.
Cost ReimbursableGenerally, the construction costs are higher.
Increased Owner involvement.
Final cost not known until project is finished.
More detailed negotiations and contractor selection process.
More cumbersome administrative and bookkeeping requirements.
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Fixed Price vs. Cost ReimbursableApplicability Fixed Price
Routine projects.
Conditions with an abundance of qualified contractors.
Public works projects.
Cost ReimbursableHigh-risk industrial or manufacturing projects (petrochemical, power, offshore).
Situation where qualified contractors are scarce.
R&D projects (aerospace, military).
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Types of ContractsLump Sum
Lump Sum + Variation
Bill of Quantities
Schedule of Rates
Cost + Fixed Fee
Cost + % Fee
(Contract Type)
Admeasurement
Cost Reimbursable
Max
Min
Ow
ner’
s C
ontr
ol
Ow
ner's
Fle
xibi
lity
Client‘s Risk
Contractor's Incentive to Perform
Client’s Project Definition
MaxMin
MaxMax MinChangeableFirm
Min
Max
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Project Schedule Duration vs.Type of Contract
1. Cost Reimbursable w / %Fee2. Cost Reimbursable w / Fixed Fee3. Cost Reimbursable w / Incentive4. Guaranteed Maximum Price5. Lump-Sum Fixed Price
Engineering Requiredto Start Construction
Construction
Project Completion
Start ofConstruction
Project Duration
Con
trac
t T
ype
1
2
3
4
5
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Phased Construction
Design
Bid/Award Construction PhaseDesign
Construction Phase
(Single Construction Contract)
(Multiple Construction Contracts)
Lan
dsca
pe
Site
wor
k
Foun
dati
ons
Stru
ctur
es
Mec
hani
cal
Ele
ctri
cal
Phased Construction Method
Traditional Construction Method
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Precontracting Activities
PreparePre-Qual
Documents
EstablishPlan ofAction
PrepareManagement
SubmittalManagement
Review
ReleasePre-Qual
ContractorsDevelopResponse
Score Pre-Quals
and PrepareBid Slate
Bid SlateManagement
Approval
PrepareContract
Draft
ReviewContract
Draft
ReviseContract
Draft
PrepareJob Ex
Meeting
ReleaseBid
Package
Job ExMeeting
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Pre-Contracting Activities
ContractorPrepares
Bid
PrepareCompany Estimate
FunctionalReview
PrepareManagement
Recommendation
ManagementReview
PrepareContract
ReceiveBids
TechBid
Review
PriceBid
Review
ContractAward
ContractorSigns
OwnerSigns
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Pre-Qualification Process
Financial Strength and Credit Rating Previous Experience on Similar Projects Organization Loss Prevention Program QA/QC Program Equipment Availability Availability of Key Personnel Current and Future Workload
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Components of Contract Package
Invitation for the Bid Instructions to Bidders Bid Form Contract Form Schedule of Plant General Conditions or Provisions Special Conditions, Supplementary Conditions
or Special Provisions
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Components of Contract Package
Performance Schedule Price Schedules Scope of Work Specifications
– Performance Specification– Proprietary Specification
Design Drawings
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Contract Bonds
Bid Bond (5% to 10% of contract price) Performance Bond (50% of contract price) Payment Bond Maintenance Bond
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Insurance
Public Liability Insurance– Provides coverage against bodily injury and property damage
to third parties as the result of construction activities.
Builder’s Risk Insurance– Protects against loss/damage of structures and equipment
Comprehensive Automobile Liability Insurance Special Policies
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CHANGE ORDER ADMINISTRATION
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Change Order Administration
An organized effort to eliminate unnecessary cost and time impact as a result of processing project work outside the scope of the contract.
A Change is not a Claim.
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Contract Change Clause
Fixed price contract require a change clause.
Establishes the owner’s right to make changes and provides a mechanism for their administration and resolution.
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Types of Changes
Formal– Via contract change clause
Constructive– Action of owner that has the effect of directing a
change, although not initially documented as such.
Cardinal– Change totally out of scope of original contract.
– Should re-negotiate entire contract.
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Change Orders
Virtually all project have change orders. Need to recognize their implications. Set up an effective management system to
handle them. Minimize cost/time impact and prevent
costly legal action. Modification of the contract.
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Sources of Change Orders
Unanticipated site conditions Owner requested design modifications,
additions or deletions Clarification of contract documents
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Disagreements
Change or design development Scope of the change Material cost Equipment rental rates Acceptable profit Overhead cost Consequential effects of the change
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Change Orders
Prior approval– Adverse effect on construction
Unilateral change order– Urgent situations or conditions
After the fact
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Change Order Process
Change OrderIdentification
C.O.Request
C.O.Design
Cost/Schedule Analysis
Bid Period
Bid Analysis
PrepareBid Package
Bid Closing
C.O. Award
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Cost of Changes
Time
Engineering Construction
Flexibility
Cost
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CLAIMS MANAGEMENT
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Typical Claims Against Owner
Poor project planning Scope changes Constructive change orders Errors and omissions Contract accelerations and stoppages Site access or availability Other construction interference and delays Strikes and acts of God Low bidders
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Typical Claims Against Contractor Late completion - liquidated damages Out of specification materials Defective work Property damage
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Delays
Excusable Delay– Beyond control of owner or contractor
Inexcusable Delay– Beyond the control of the contractor
– Owner caused changes to work
– Differing site conditions
– Suspension or termination of work by owner
Concurrent Delay– Two or more delays in same time frame
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Claims Analysis
Brief of the case Owner’s position Contractor’s position Analysis and evaluation Recommendations
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Claim Prevention Suggestions
Carefully analyze and consider exactly what you are building and precisely how it will be built so the contractor does not have to assume or guess about any aspect of the job.
Complete the project design before the contract is bid, and if some parts of the project cannot be completely designed at bid stage, clearly identify them and its possible impact.
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Claim Prevention Suggestions
Conduct a thorough review of the design prior to the bid stage to identify and correct any design errors or inadequacies.
Give bidders sufficient time to carry out a complete review of the bid package and an investigation of the construction site.
Allow enough construction time, remember in this context, time is not money. Do not assume that bidders will simply increase their bids to cover a short schedule.
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Claim Prevention Suggestions
Identify with enough anticipation what type of contract will best suite the project.
Think about every sentence included in the contract, why it is there and whether it is necessary.
Clearly identify in the contract every operation that the contractor must accomplish to complete the job.
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Claim Prevention Suggestions
Draft for clarity, not confusion. Use standard list of definitions, and always use the same defined word consistently.
Consider material arrival schedules as part of the contract. Identify long-lead items and possible vendors in the bid package. Avoid sole-source procurement unless absolutely necessary.
Clearly identify who will be responsible for material delays.
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Claim Prevention Suggestions
Analyze all potential bidders before preparing a bid slate. Examine contractors’ prior contracting experience, claims history, management capabilities and financial ability.
Carefully analyze contractors’ technical proposal paying particular attention to the proposed method of construction and the planned number of man-hours claimed necessary to execute the job.
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Claim Prevention Suggestions
Seriously question the contractors’ excessively low bid.
If you are forced to accept a low-ball contractor, anticipate a claim and work on it from the beginning.
Be reasonable when analyzing the contractors’ complaints about changes and omissions. Negotiate settlement as soon as possible and keep in mind that the older the issue, the more difficult it will be to settle.
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Claim Prevention Suggestions
Appreciate the contractors’ right to perform the contract in any fashion he deems appropriate, as long as the methods and results conform to contractually specified standards.
Keep in min that the owner has the obligation to provide: a suitable construction site, accurate plans and specifications, well-defined scope of work, and inspection without interference.
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Claim Prevention Suggestions
Understand how many factors can affect a contract and delay and disrupt the work. Cooperate to establish an atmosphere of understanding and mutual respect.
Keep strict control of: progress reports, daily meetings, schedule revisions, cost estimates, change orders and their justifications, correspondence.
Develop a solid document control plan.
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Contract Disputes ResolutionContinuum
Budget and Contract
Pre-constructionMeeting
A Problem andRequest for Information
Change Order
Request
Change Order Estimate andNegotiation Settlement
Phase II - Contract Administration (LOW COST RESOLUTION RISK)
PM SelectionPolicies and Procedures
Risk Assessmentand Allocation
Identify DisputesResolution in Contract
Review ContractDocuments for Completenessand Accuracy
Budget andContract
Phase I - Program/Project Planning (NO COST RESOLUTION RISK)
Denial ofEntitlement
and CostChange Order
Issued
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Contract Disputes ResolutionContinuum
ConstructionMaster Mediation Mini-Trial
Rent-a-Judge/Jury
Phase IV - Outside Intervention (HIGH COST RESOLUTION RISK)
Rapid ResponseTeam
DisputesReview Board
NegotiationsInvolving the
Party Principals
ContractingOfficer’sDecision
Selection of Outside
Intervention Options
Phase III - Contract Identified Resolution (MEDIUM COST RESOLUTION RISK)
Denial ofEntitlement
and Cost
Selection ofVenue Options
Selection of Outside
Intervention Options
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Contract Disputes Resolution Continuum
SettlementHearings
Non-BindingArbitration
BindingArbitration Litigation
Phase V - Arbitration and/or Litigation (MAXIMUM COST RESOLUTION RISK)
Selection ofVenue Options