We will assume in all the articles regarding Construction Setup that you already have the plans prepared by your designer.
In this setup, parties involved are the following;
OWNER: the Client
SUPERVISOR: Freelance Engineers or Architects are usual candidates
WORKERS: Usually a group headed by a foreman.
This setup commonly happens in small projects. The owner usually has already engaged to a group of workers to do the job but he knows nothing about construction so he decided to hire a supervisor to oversee the project and to have it regularly checked professionally. This setup has great chances of working but will depend on the following;
(1) Construction expertise of the Supervisor
Expertise in construction is gained through years of experience. Young newly-licensed engineers might probably have learned the theories in school but would likely fail for the first time if not properly guided by a senior. An experienced professional however are hard to find and make them engage in this setup unless he is a relative or a close friend of yours. Solutions to most problems that arises in a project are not taught in school but learned through experience and active participation in the jobsite.
(2) Skill level of the Workers
Workers are generally categorized as skilled and unskilled. skilled workers however also has levels. Their daily rates are actually based on their skill level. The foreman usually is the most skilled of them all. He should be a multi-skilled person to qualify as a foreman.
The skills of workers are actually the hardest thing to gauge from the start. Someone who referred them to you would say that they are good but still you'll never know until the project starts.
ADVANTAGES:
(1) Less professional expense. Since you will be paying only 1 professional in monthly basis. Small projects are usually completed within 3-6 months.
(2) Less worries. Since someone is already taking care of practically everything, you will not need to worry of many things. And since the project is overseen by a professional, you will have greater assurance of safety.
(3) Less wastage. Materials for ordering can be quantified and computed accurately by a construction professional based on plans.
(4) Construction documentation. You can request for as-built plans and other documentations that you can keep for future reference if you will need to troubleshoot or renovate. You can also have your supervisor sign on documents needed in applying for occupancy and other permits.
DISADVANTAGES:
(1) Check and balance. Since there is only one professional present, no one will at all times check if he has supervised the project well. It will also hard for you to prove if he has been faithful and did not do any manipulations whatsoever that made him gain extra income or favors. You will just rely on your trust in him. Worse is if you found some irregularities in the middle of construction. By then, it would be hard to have him replaced if you decide to since he has already knowledge of the construction history of the project and the new one you will hire will have too much catching up works.
(2) Lack of tools and equipment. Most probably, tools and equipment are not included in the professional service of your supervisor. But he can probably help you in finding equipment to use may it be for rent or purchase cheap. Normally clients do not purchase equipment because its not practical since it might only be used once in the project. Contractors have probably invested for these machines because it can still be used in their other projects.
(3) Time and Budget adjustment. The longer the project takes, the more money you spend. Although, you have set a schedule, it would be very hard for you to push the deadline if something unexpected happened. Unexpected repairs or adjustment due to bad weather conditions will be added to your expense. Whereas if the work is in contract, you pay in fixed regardless of what happens or what unexpected things would come up. Also, at some point, you might encounter something that is beyond the technical knowledge of your supervisor thus prompting him to suggest to you to hire a consultant. This again will add up to your expenses beyond the budget.
(4) Warranties. Since the setup is pay per work, repairs on defective works will also be pay per work. Again, comparing it to contract setup, Works are usually in warranty of 6-12 months after the completion of the project. and this warranty is already included in the contract amount you paid. The contractor will do repair works with their expense for the period of warranty.
Overall, direct supervision is not that bad at all and actually professionally acceptable for small projects. At least you get to comply with the National Building Code that every project should be supervised by a qualified professional.
Monday, September 8, 2014
Construction Setups
I've already discussed in advance the 2 most popular informal type of setup in construction ("Pakyawan" or "Arawan"), As I've said, as a professional, I wouldn't recommend any of the 2 setup.
Here are my reasons;
1. You need to be more hands-on. You are the one taking care of everything your workers need. It consumes most of your time. And if you don't have any experience in job site construction, you may be abused by your workers. You will be also handling all the paper works, leg works, permits and other documents pertaining to the project.
2. You cannot guarantee that the foreman or lead man can fully read and understand the plans, specifications and other documents. Some skilled workers are able to read the plans through experience, but would not probably understand everything in it specially technical engineering annotations. This might then pose a big risk on the structural safety of the building. But just to be fair, I've met some foreman that can read plans very well. Lucky for you if you found one like him.
3. Usually, there is no scientific justification in quantifying materials for ordering. When you ask your foreman about the materials they need, he will most likely just make a wild guess of how many of these... and how many of that...etc. which may end up either too much ordered materials which leads to possible wastage, or short in quantity making you pay more on delivery charges for ordering again.
4. The workers probably has no equipment, power tools and warehousing schemes. Your best option for the equipment is to rent and you might also need to buy some power tools. Some important equipment you might need are: 1-bagger mixer, Jackhammer, Concrete Vibrator, Water Pump, Welding Machine, Formworks and Scaffoldings, etc. Some of the power tools you will need are: Drills and Grinder/Edger, etc. Contractor's normally have all of these so you wouldn't need to worry about these including safekeeping and maintenance of these tools and equipment. You might also have material pilferage problems if you don't have proper warehousing. This is the most common problem with the 2 setup.
5. Legal issues. After your project is completed, you will now need to process your occupancy permit. This permit is also needed when you are applying for Power and Water connections. And because there are no construction professional that supervised the project, you might find it hard looking for an engineer to sign and seal the documents risking his license for a project that he doesn't know if built correctly as per design. You might again end up paying more than you should at this point.
6. No one is to be blamed or be held responsible if something terribly wrong happened in anytime during the construction period. Sure you can blame the foreman or the workers. But how can you hold them responsible? Jailing them will still leave you with the problems they've caused.
7. You will not have warranties and construction documentations after the project is completed. So if something wrong happened months after the construction is finished, there is no assurance that you can still find the foreman or the workers. You will again be paying them for the repair works that they will be doing. Also, troubleshooting(commonly on electrical failure) will be difficult since you don't have any reference documents or as-built plans.
CONSTRUCTION SETUPS INVOLVING PROFESSIONALS:
1. Direct Supervision - You hire a pro who directly supervises the workers, interpret the plans and make the estimates and ordering of materials. You pay either fixed monthly supervision fee or Cost-plus (monthly fee plus certain percent on the total actual expenses)
2. Direct to Contractor - You engage into a contract with a licensed contractor or construction firm. Some contractors with in-house designer/architect even offer free design and preparation of all needed plans and other contract documents.
3. Contractor through the Architect - You probably hired an Architect to prepare the plans. The architect, then invited contractors to bid for the project. And after bid evaluation, awarded the contract to the best bidder. (note: lowest bid is not always the best bid)
4. Managed Construction - You hire a Construction Manager. The CM then, hires a Contractor or several sub-contractors. CM manages the project and deals with the contractors on your behalf.
5. Contractor with Construction Manager - Same as no. 3 but with the addition of the Construction Manager directly hired by you.
For the next articles, I will be discussing each setup in details. I will point out advantages and disadvantages so you can have better idea on which setup will suit your requirements.
Here are my reasons;
1. You need to be more hands-on. You are the one taking care of everything your workers need. It consumes most of your time. And if you don't have any experience in job site construction, you may be abused by your workers. You will be also handling all the paper works, leg works, permits and other documents pertaining to the project.
2. You cannot guarantee that the foreman or lead man can fully read and understand the plans, specifications and other documents. Some skilled workers are able to read the plans through experience, but would not probably understand everything in it specially technical engineering annotations. This might then pose a big risk on the structural safety of the building. But just to be fair, I've met some foreman that can read plans very well. Lucky for you if you found one like him.
3. Usually, there is no scientific justification in quantifying materials for ordering. When you ask your foreman about the materials they need, he will most likely just make a wild guess of how many of these... and how many of that...etc. which may end up either too much ordered materials which leads to possible wastage, or short in quantity making you pay more on delivery charges for ordering again.
4. The workers probably has no equipment, power tools and warehousing schemes. Your best option for the equipment is to rent and you might also need to buy some power tools. Some important equipment you might need are: 1-bagger mixer, Jackhammer, Concrete Vibrator, Water Pump, Welding Machine, Formworks and Scaffoldings, etc. Some of the power tools you will need are: Drills and Grinder/Edger, etc. Contractor's normally have all of these so you wouldn't need to worry about these including safekeeping and maintenance of these tools and equipment. You might also have material pilferage problems if you don't have proper warehousing. This is the most common problem with the 2 setup.
5. Legal issues. After your project is completed, you will now need to process your occupancy permit. This permit is also needed when you are applying for Power and Water connections. And because there are no construction professional that supervised the project, you might find it hard looking for an engineer to sign and seal the documents risking his license for a project that he doesn't know if built correctly as per design. You might again end up paying more than you should at this point.
6. No one is to be blamed or be held responsible if something terribly wrong happened in anytime during the construction period. Sure you can blame the foreman or the workers. But how can you hold them responsible? Jailing them will still leave you with the problems they've caused.
7. You will not have warranties and construction documentations after the project is completed. So if something wrong happened months after the construction is finished, there is no assurance that you can still find the foreman or the workers. You will again be paying them for the repair works that they will be doing. Also, troubleshooting(commonly on electrical failure) will be difficult since you don't have any reference documents or as-built plans.
CONSTRUCTION SETUPS INVOLVING PROFESSIONALS:
1. Direct Supervision - You hire a pro who directly supervises the workers, interpret the plans and make the estimates and ordering of materials. You pay either fixed monthly supervision fee or Cost-plus (monthly fee plus certain percent on the total actual expenses)
2. Direct to Contractor - You engage into a contract with a licensed contractor or construction firm. Some contractors with in-house designer/architect even offer free design and preparation of all needed plans and other contract documents.
3. Contractor through the Architect - You probably hired an Architect to prepare the plans. The architect, then invited contractors to bid for the project. And after bid evaluation, awarded the contract to the best bidder. (note: lowest bid is not always the best bid)
4. Managed Construction - You hire a Construction Manager. The CM then, hires a Contractor or several sub-contractors. CM manages the project and deals with the contractors on your behalf.
5. Contractor with Construction Manager - Same as no. 3 but with the addition of the Construction Manager directly hired by you.
For the next articles, I will be discussing each setup in details. I will point out advantages and disadvantages so you can have better idea on which setup will suit your requirements.
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