Construction Project Life Cycle

For alternative ways of structuring the project life cycle, see: Comparison of standard project plans used in the construction industry.

[edit] Introduction

Every construction job is distinct, they vary in size, scale and complexity. However, it can be argued that there are five stages of building that all projects must go through. Understanding how the different parts of the process align is very important. Poor coordination and communication between specialists can lead to waste and delays.

With a better understanding of the stages of a construction project you can decide where to start your project and who you will appoint to give you the best chance for success and give you a sense of what you expect for the entire project.

It is important to maintain continuity throughout each phase of construction throughout the life cycle of the construction project to ensure meeting deadlines under budget and maintaining the integrity of the project.

[edit] Construction Project Life Cycle Phases

Each industry or particular project may have several phases in the construction project life cycle. The life cycle of a construction project, however, often consists of five parts. These stages include:

[edit] Design Conception Phase

The process of articulating and defining the project’s goals, as well as analysing the plan’s feasibility, is the initial phase of any project. The planning phase, in layman’s words, is when the client, consultants, and sometimes contractor if they have been appointed, have early discussions about what will be built, whether it will be approved by local authorities, and factors such as scope and quality assumptions.

This phase is sometimes referred to as Conceptual Design, and it is sometimes lumped in with Schematic Design in the AIA definition of architectural services. Project goals should be SMART (Specific, Measurable, Attainable, Realistic, and Timely). They should also be CLEAR (Collaborative, Limited in scope, Emotional, Appreciable, and Refined).

[edit] Pre-Construction Phase

Pre- Construction begins with construction documents, which translate early planning into contract paperwork that will be submitted for a building control approval and communicated to the contractor to clarify exactly what is being built.

The preparation of construction documents is often divided into three phases in architecture: schematic design (SD), design development (DD), and construction documentation (CD). In general, when the SD phase is completed, the drawings are around 20% complete, the DD phase is 70% complete, and the CD phase is 100% complete. An extended DD set is frequently created as a plan check set in many jurisdictions with a complex series of approvals. This phase is imperative in preparing and executing a successful project.

The following submittal procedures are also coordinated with the rest of the project team:

• Deadlines for submittal delivery
• Transmission method for submittals
• Procedure for reviewing submissions
• Review of deadlines
• Controlling communications and documents

[edit] Construction Phase

This is the point at which all of your planning will pay off. Your construction manager and contractor will transfer the project into actual construction as the project’s communications hub. Construction Administration is the job of the professional team during this phase.

To undertake quality control inspections, reply to Requests for Information (RFIs), examine and approve technical submittals, and generally guarantee that the project is delivered by the contractor as designed, your architect, all engineers, and consultants should be hired for full CA services. Construction will move forward smoothly if your team has completed the planning and preconstruction phases attentively and correctly.

During the implementation of construction phase, effective communication is crucial. Ascertain that the budget established at the planning stage is adhered to. Keep track of any deviations from the original plan as the project progresses.

The following characteristics define a successful implementation stage:

• Resource allocation
• Task management
• Logistics
• Implementation of project management plans as per the deadlines
• Tracking project execution
• Daily Status Meetings
• Quality Control
• Safety Management

[edit] Performance and Monitoring Phase

This step occurs at the same time as the implementation procedure. Performance and monitoring ensure that all items are completed on time and in accordance with the project schedule. As a result, it is a regular step that should be addressed during execution.

From start to completion, every operation in a commercial building project should follow the project management plan. KPIs, or Key Performance Indicators, are the ideal tools to employ at this time. Here are some (Key Performance Indicators) KPI examples:

• Tracking Effort and Costs – determines if the budget is on track
• Performance Management – track changes and unforeseen obstacles
• Quality Management- determines whether or not specific task deliverables have been met
• Goal Orientation – determines if the project’s objectives and timelines are met

[edit] Project Closure Phase

Project closure, also known as project close-out, is the final stage of the project. This is a crucial phase that, if not handled properly, may turn a good project into a headache for the owner. More than just finishing the punch list, project close-out procedures include handing over the project to the client so they can begin occupancy or operations.

All project information, a construction closeout document list, and all closeout documentations such as manuals, warranties, as-builts, and final accounting must be supplied to clients. Construction-related insurance must be replaced with permanent property insurance.

A systematic procedure called commissioning is used for many larger projects, where systems are tested for performance to ensure they meet the set specifications. The necessity of instructing the Owner in how to operate their facilities cannot be overstated.

[edit] Plan right - Build right

Construction projects can be complicated, which makes project management in the industry much more difficult. Project managers are an important part of this complicated puzzle. As a result, understanding the various construction project phases makes the process much smoother and more efficient.

The most important thing is to involve all major stakeholders, including subcontractors, as early as possible in the project. Nevertheless, each phase of construction has its own sequence of functions and objectives. They establish the strategic framework for a successful project if they are carried out thoroughly.

[edit] Related articles on Designing Buildings

• Comparison of standard project plans used in the construction industry.
• Cradle-to-grave.
• Design life.
• ECA welcomes the Value Toolkit for the construction industry.
• End of life potential.
• How much carbon are your buildings responsible for?
• Integrated Material Profile and Costing Tool.
• Life cycle assessment.
• Life cycle inventory.
• Life cycle in the built environment
• Life-cycle plan.
• The Value Toolkit.
• Utilising life cycle costing and life cycle assessment.
• Whole life costs.
• Why we need to grasp the whole life cycle.