Why should project owners consider engaging a scheduling partner?

Avoid construction delays and acceleration claims by planning proactively

We support our clients in all phases of project development, from early planning and conceptual design stages, design development and determining the controlling phases of the project, to final construction completion and project closeout. Our approach to phasing and scheduling minimizes adverse risk during construction and supports delivery of the project within the required completion date as stipulated in the contract. 

Advantages of a schedule review during the construction phase

The focus of our construction schedule review service involves stakeholder management, review of the scheduled activities in accordance with the project scope and resource allocation. During the project’s construction phase, substantial portions of the budget, resources and time are expended. Therefore, the risks associated with the successful execution and completion of the project are the highest during this phase of the project. Unfortunately, these risks have been exacerbated by the recent volatility of the domestic and international markets, as well as the effects of the pandemic on the labor markets. Market conditions have caused projects to surpass their original budget and schedule constraints. (Read more on this in our president’s blog post here.)

Importance of establishing a baseline schedule

Our expertise in schedule management and project constructability offers a great advantage to owners in reviewing and monitoring construction schedules and serves as a tracking tool for construction status. To maximize the full management potential of the schedule, a baseline schedule must be established prior to the start of construction activity. 

The baseline is generated and created by the project’s prime contractor (contracted party) and presents a resource allocation, cost expenditure and logical path of completing the project scope in accordance with contractual requirements. Construction contracts predominantly use the Critical Path Method (CPM) for scheduling ; therefore, the baseline schedule will also define the critical path network. Once the project is underway and a schedule baseline has been accepted, the team is able to measure and quantify the performance of the project. 

A realistic construction baseline schedule assists the owner and construction management team in proactively identifying potential risks and possible mitigation of those risks. A realistic resource loaded schedule also allows the contractor to plan for changes in equipment and labor as needed.

Why schedule updates are key during the construction phase 

As time elapses on the contract, the prime contractor is required to record and update the schedule with the “as built” conditions experienced in the field. Construction activity dates are actualized, and the network logic is updated, allowing the project team to identify deviations from the baseline and the need for preventive or corrective actions to get back on schedule. 

Schedule updates are also great tools for managing risks of unforeseen conditions and their impact on the project timeframe, scope and cost. This is achieved through the use of delay analysis techniques, such as time impact analysis (TIA).

Our construction schedule review service is key to controlling and monitoring project delivery within contract constraints. In addition, our expertise in time impact analysis, resource and cost loading has prevented multiple construction delay claims and acceleration claims. Through the use of these scheduling strategies, we help ensure the successful delivery of projects and avoid risks that may otherwise be incurred.

Interested in learning more about the importance of scheduling during the early planning and design phases? Take a look at an additional blog piece from Senior Project Specialist Lisa Heckendorn Blake here.

Mihail Risteski is a Senior Project Specialist at Connico. He has numerous years of experience in the construction industry specializing in scheduling and cost/change management. Contact him at mristeski@connico.com.