A Contractor's Guide to Planning, Scheduling, and Control

LEN HOLM is Associate Teaching Professor at the University of Washington. He has nearly 50 years of experience in construction industry and also owns a construction management firm.

List of Companion Website Materials xv

List of Figures and Tables xvii

Preface xxi

Acknowledgments xxii

List of Abbreviations xxv

Part I Introductory Topics 1

Chapter 1 Introduction 3

1.1 Schedulers 4

1.2 Schedule types 5

1.3 Introduction to the book 8

1.4 Introduction to the case study 11

1.5 Summary 12

1.6 Review questions 12

Chapter 2 Construction Management 15

2.1 Introduction 15

2.2 Delivery and procurement methods 16

Traditional General Contractor Delivery 16

Construction Management Delivery 17

Part II Planning 33

Chapter 3 Preconstruction 35

Design- Build Delivery 18

Procurement 18

2.3 Contracts 19

2.4 Pricing 20

2.5 Estimating 20

2.6 Project management 24

2.7 General contractor organizations 25

Contractor Team Member Responsibilities 26

2.8 Summary 29

2.9 Review questions 31

2.10 Exercises 31

3.1 Introduction 35

3.2 Preconstruction phase 36

Design Phases 37

3.3 Preconstruction services 38

Budget Estimating 39

Scheduling 39

Constructability Review 42

Partnering 43

Building Information Modeling 44

Sustainable Construction 45

Environmental Compliance45

Planning 46

3.4 Preconstruction contracts 47

3.5 Preconstruction fees 48

3.6 Summary 49

3.7 Review questions 50

3.8 Exercises 51

Chapter 4 Schedule Planning 53

4.1 Introduction 53

4.2 Planning elements 54

Activities 57

4.3 Work breakdown structure 58

Project Item List 59

4.4 Logic 61

Relationships 62

Lag 63

Administrative Restraints 65

4.5 Resources 67

4.6 Variables 68

Interruptions 70

Logic Tools 70

4.7 Collaboration 73

4.8 First draft 74

Bar Chart 74

4.9 Summary 75

4.10 Review questions 76

4.11 Exercises 76

Chapter 5 Lean Construction Planning 79

5.1 Introduction 79

5.2 Activity- based costing 80

5.3 Lean construction 81

Target Value Design 82

Just- In- Time Deliveries 84

Last Planners 84

Pull Planning 85

5.4 Value engineering 87

5.5 Subcontractors and suppliers 88

5.6 Supply chain material management 89

Off- Site Prefabrication 89

Local Material Purchases 90

5.7 Jobsite laydown and material handling 90

5.8 Scheduling lean 91

5.9 Summary 92

5.10 Review questions 94

5.11 Exercises 94

Chapter 6 Contract and Time Considerations 95

6.1 Introduction 95

6.2 Contract documents 95

Potential Contract Documents 98

6.3 Contract language 99

Contractual Terms 100

Liquidated Damages 100

Float 102

6.4 Schedule inclusion 102

Subcontract Agreements 102

6.5 Contractual schedule format 103

6.6 Contractual timeline 104

Commencement 104

Duration 105

Work Days 105

Completion 105

Occupancy Considerations 106

6.7 Risk analysis 108

6.8 Summary 109

6.9 Review questions 110

6.10 Exercises 110

Part III Scheduling 111

Chapter 7 Schedule Types 113

7.1 Introduction 113

7.2 Bar charts 115

7.3 Arrow diagramming method 117

7.4 Precedence diagramming method 118

7.5 Contract schedules 121

7.6 Short- interval schedules 123

7.7 Specialty schedules 124

7.8 Schedule format 127

7.9 Summary 128

7.10 Review questions 129

7.11 Exercises 129

Chapter 8 Schedule Development Process 131

8.1 Introduction 131

8.2 Schedule planning 132

8.3 Schedule development 133

Process 134

Activities 134

Restraints 137

Durations 138

Time 140

Constraints 142

Presentation 142

8.4 Summary schedule 145

8.5 Schedule concepts 146

8.6 Summary 147

8.7 Review questions 148

8.8 Exercises 148

Chapter 9 Schedule Calculations 151

9.1 Introduction 151

Precalculation Refresher 151

9.2 Forward pass 153

9.3 Backward pass 156

9.4 Float 159

Total Float 159

Free Float 161

Strategies 162

9.5 Critical path 164

9.6 Summary 165

9.7 Review questions 166

9.8 Exercises 166

Chapter 10 Resource Balancing 169

10.1 Introduction 169

10.2 Resource allocation 170

10.3 Balancing, not leveling 171

10.4 Labor productivity 172

Construction Crews 175

Overtime Affects 178

10.5 Indirect resources 182

Jobsite General Conditions 182

Construction Equipment 182

Home Office Resources 184

10.6 Reporting 185

10.7 Summary 186

10.8 Review questions 187

10.9 Exercises 187

Chapter 11 Cash Flow Schedule 189

11.1 Introduction 189

11.2 Cash flow schedule process 190

Cost-loaded Schedule 191

Cash Flow Curve 194

11.3 Jobsite expenditures 196

Jobsite Revenue 197

11.4 Net cash flow and impacts to home office 198

Methods to Improve Cash Flow 198

11.5 Summary 200

11.6 Review questions 200

11.7 Exercises 201

Chapter 12 Schedule Technology 203

12.1 Introduction 203

12.2 Software advantages 204

12.3 Microsoft Excel 206

12.4 Microsoft Project 208

12.5 Primavera Project Planner 209

12.6 Touchplan 210

12.7 Other technology tools 213

PowerProject by Atlas 213

Smartsheet 213

Building Information Modeling 213

Bluebeam 214

12.8 Software shortcomings 215

12.9 Summary 217

12.10 Review questions 218

12.11 Exercises 218

Part IV Project Controls 219

Chapter 13 Schedule Control 221

13.1 Introduction 221

13.2 Schedule control tools 222

13.3 Schedule control techniques 223

13.4 Contract schedule: Status, update and/or revise 225
Schedule Status 225

Schedule Updates 228

Schedule Revisions 231

Recovery Schedules 232

13.5 Three- week look- ahead schedules 233

To- Do Lists 235

13.6 Summary 237

13.7 Review questions 239

13.8 Exercises 239

Chapter 14 Scheduling Tools 241

14.1 Introduction 241

14.2 Submittal schedule 242

Types of Submittals 244

Submittal Processing 244

14.3 Project management scheduling tools 248

Pay Requests 248

Monthly Fee Forecast 248

Float Management 249

As- built Schedule 250

14.4 Site supervision scheduling tools 250

Pull Schedules 251

Concrete Pour Schedules 251

Equipment Schedule 252

Tower Crane Schedules 254

Daily Job Diary 254

14.5 Reports 256

14.6 Technology tools 258

Building Information Modeling 259

Resources 259

14.7 Summary 260

14.8 Review questions 261

14.9 Exercises 261

Chapter 15 Jobsite Control Systems 263

15.1 Introduction 263

15.2 Safety control 265

15.3 Cost control 266

Change Order Processing 269

Pay Request Processing 270

15.4 Quality control 270

15.5 Document control 271

15.6 Additional jobsite control systems 272

Environmental Controls 272

Traffic Control 272

Jobsite Laydown Management 273

Material Management 273

Equipment Management 274

15.7 Summary 274

15.8 Review questions 275

15.9 Exercises 275

Chapter 16 Earned Value Management 277

16.1 Introduction 277

16.2 Development of the third curve 277

16.3 Earned value as a construction management control tool 278

Schedule Status 279

Cost Status 280

16.4 Earned value indices 282

16.5 Forecasting 285

16.6 Earned value as a pay request tool 286

16.7 Summary 287

16.8 Review questions 287

16.9 Exercises 288

Chapter 17 Subcontract Management 291

17.1 Introduction 291

17.2 Subcontracted scopes of work 292

17.3 Subcontract documents 293

17.4 Subcontractor prequalification 294

Early Release of Subcontractor and Supplier Bid Packages 294

17.5 Subcontractor selection 295

17.6 Team building 296

17.7 Subcontractor management 297

Collaborative Scheduling 297

Subcontractor Controls 299

Supplier Management 301

17.8 Summary 301

17.9 Review questions 303

17.10 Exercises 303

Chapter 18 Schedule Impacts 305

18.1 Introduction 305

18.2 Time value of money 306

18.3 Time and cost trade- offs 307

18.4 As- built schedules 308

18.5 Claims 310

Sources of Claims 310

Claim Prevention 313

Claim Preparation 314

Claim Defense 316

Claim Resolution 317

18.6 Legal impacts 318

18.7 Risk management 319

18.8 PERT and other advanced scheduling methods 320

18.9 Summary 322

18.10 Review questions 324

18.11 Exercises 324

Glossary 327

References 349

Five Sample Case Studies 351

Case 40: Glazing schedule 351

Case 41: Drywall subcontractor 352

Case 42: Liquidated damages 352

Case 43: Schedule hold 354

Case 77: Subcontractor Quality Control 355

Index 357