Schedule

SCHEDULE

Schedule management is the "PULSE" of every project.

Schedule Framework of Services

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Intiation

Initiation is the beginning phase of a project and the most critical one because decisions are made to move the project forward. During this phase, the project is defined; high level goals/objectives are established; and the feasibility of the project is evaluated. The following are examples of “schedule” activities during this phase:

Develop or assist with preliminary overall project timeline by establishing goals, objectives, and milestones
Identify constraints, sequence of activities, resources, and duration of activities
Review, evaluate owner’s desired timeline and reconcile after considering risks and possible time delays
Review schedule for schedule compression opportunities
Review schedule for fast-track opportunities
Identify schedule risks by obtaining process time from critical stakeholders i.e., procurement and permitting
Present delivery options that influence schedule i.e., design build vs design-bid-build
Determine relocation plans if needed and impact on schedule

Pre-Construction

Pre-construction is the planning and design phase of a project. Schematic design, design development and construction documents are generated. This phase offers the best opportunity to mitigate risks. Project cost is agreed upon by the end of this phase. The following are examples of “schedule” activities during this phase:

Schedule evaluation, verification, reconciliation at each stage of design
- Schematic
- Design development
- Construction documents
Develop pre-construction overall project timeline
Review schedule for new risks that may impact the project and suggest mitigation strategies
Identify project team in collaboration with the owner and contractor
Determine project kick-off meeting agenda and date with owner/contractor approval
Establish OAC meeting schedule
Establish GMP

Construction

Construction is the execution phase. As the building is constructed and verification via photo documentation and site visits are ongoing to ensure construction documents are followed. Scope, schedule and cost management are vital in keeping a project on time and within budget. The following are examples of “schedule” activities during this phase:

Schedule evaluation and verification
- Weekly photo documentation of site progress
- Issue weekly look ahead and schedule document
- Confirm tasks identified on contractor’s schedule are completed
Identify schedule issue and report to owner as to impact on schedule, scope and cost
Track weather days submitted by contractor and verify weather
Track delays and implement recovery schedule
Track construction permit times and assist with facilitation
Temporary use and occupancy permit facilitation

Closeout

The close-out phase of a project is completed before turning the building over to the owner. Building commissioning is a critical step in this phase along with punch list management. Deliverables are finalized and transfers made to the owner. Closing out promptly, and not dragging out this phase, is always the goal. The following are examples of “schedule” activities during this phase:

Establish an agreed upon schedule for the project close-out with the owner and the contractor
Manage the close-out schedule and report to the owner any delays/issues

Warranty

The warranty phase of a project starts at substantial completion and usually lasts twelve months. If issues are identified with work performed during construction, the contractor will be responsible to remedy the issue by repairing or replacing within the warranty period. The following are examples of “schedule” activities during this phase:

Establish a schedule for completion with the contractor for each warranty issue
Monitor schedule for delays
Provide status report to owner on an agreed upon schedule

Audit

The audit phase of a project is when external or internal auditors examine the project’s financials, risks, internal controls, contractual compliance, construction documents, procurement process, safety measures and various other aspects. An audit ensures the project was managed in accordance with applicable laws, regulations, and policies. The following are examples of “schedule” activities during this phase: