CON 2001 & CVE 4070 Construction Methods & Engineering L-3 Construction Contracts & Controls Prof. Ralph V. Locurcio, PE
Dec 29, 2015
CON 2001 & CVE 4070
Construction Methods & Engineering
L-3 Construction Contracts & Controls
Prof. Ralph V. Locurcio, PE
Outline for today…
Contract Types & Controls Work Breakdown Structure Homework due Sept 11
Project Delivery Process…
Need for a projectIs recognized
Owner appointsProject Manager
Project Manager develops project
program: scope & cost parameters
Project is entered into an annual
capital program
Designer prepares concept design & preliminary cost
estimate
Designer completes plans &
specifications
Owner orders bid documents
Project Manager advertises for
construction bids
Contractors assemble team,
prepare & submit bid
Bids reviewed by owner
(with designer)
Builder’s credentials &
bonding approved
Owner approves program
Project Manager advertises for
designer
Owner hires designer
Owner authorizes final
design
Owner selectsbuilder
Notice to Proceed
Constructionbegins
Resident Engineeroversees
construction
Project phase(s)completed
All work completed final inspection
made
Progresspayment
Final paymentOwner accepts
facility
NextStep
Const Contract =3 Documents
1. The “Legal” document
2. The Plans or Drawings
3. The Specifications
The Project as a System…
Project
Site
Complex
Community
StateFederalGovernment
Key steps in planning… Review the contract: look for critical dates,
deliverables, products, inspections & reviews & reports.
Consider the project environment and potential constraints.
Talk to the owner: be sure you understand the desired outcome, timing, cost and quality parameters.
Review the successful bid: to understand the nature of the contract, the approach, teaming, management and logistics.
Construction Contracts
• Types of contracts used in construction
• What are the differences
• How & why they are used
Contracts…
Essential to construction operations
What is a contract? Basically… it’s an offer and an acceptance between
two parties. In construction… it’s a promise made by the owner
and a reciprocal promise by the builder. Essentially a business tool to control risk. In our culture, it is a legal document that is
enforceable by law.
The Agreement or Contract… Outlines: the terms under which the project will be built.
Includes: items such as cost, time, management,reports,
quality, penalties and all such details that define the owner’s “intent”.
Contract Documents…
1. The Agreement or Legal document The Scope of Work Agreement to Pay The Terms & Conditions
2. The Specifications3. The Drawings
Important Note: Unless otherwise specified this list is the
“order of precedence” of the contract documents
Two general types…
Fixed price contracts… Scope is known Price is fixed by competition Changes only by contract modification Easiest to award and administer
Cost-reimbursable contracts… Scope is variable or unknown Price varies with work accomplished Changes are frequent Difficult to award and administer
Construction contracts… Fixed price or lump-sum Fixed-price with incentives Unit-price Indefinite quantity
Cost-reimbursable Time & materials (T&M) Cost-plus-fixed-fee (CPFF) Cost-plus-incentive fee Letter contract
Guaranteed Maximum Price (GMP) Design Build
Fixed Price
Cost Plus
Fixed-price contracts…
=
Fixed price or Lump-sum contract…
Most common… “low bidder” contract Price is “fixed” by the contractor’s bid A set scope of work for a set price Only changes are via change order Requires complete set of plans & specifications
… the “scope of work” Selection via competitive bidding Easiest to administer Final price is known at time of award A home run for the owner
Fixed-price incentive contract… Same as fixed-price But… profit is based on performance Incentive formula must be clearly specified in
contract documents Requires a performance “rating” Requires close supervision to ensure
contractor hits performance target
Unit-price contract… Modified form of “fixed-price” contract. Based on “measurable” construction units. Unit prices for tasks are fixed. Used when total scope is unknown. Contract scope is the total list of tasks. Specifications govern quality of items or materials. Unspecified tasks must be negotiated. Used for pipelines, roadways, tunneling, etc. Quantities purchased may be not be limited. Called “Indefinite Quantity” or IDQ contracts
Cost-reimbursable contracts…
Cost Plus contracts…
Used when scope is unknown or owner does not have plans & specs.
Contractor is paid his actual costs for labor & materials plus a mark-up for overhead (+15%)
Profit is specified +10% mark-up of actual costs Contractor must supply invoices for all expenses
and certified time sheets for labor; audit of costs & invoices is essential
Contract documents define eligible costs such as labor categories, travel, rentals, permits, fees, other expenses…
+
Time & materials contracts… Used when scope is completely unknown and
there is no time to design
Owner assumes all of the risk
Easy to write; difficult to administer
End price is unknown
Sometimes includes “upset” amount
Contractor can make substantial profit
Home run for the contractor!
Example of T&M contract…
Materials cost $40,000*Labor cost $60,000*
Sub-total $100,000Overhead 15% $15,000*Sub-total $115,000Profit 10% $11,500*Grand total $126,500
* These costs are VARIABLE!
Cost-plus-fixed-fee…
Actual costs paid for labor & materials
Overhead rate generally fixed
Fee is a “fixed” dollar amount that is specified in contract documents
Generally used when scope of work is known but no time to design
Contractor shares some risk
Provides owner some control
Cost-plus-incentive-fee…
Similar to cost-plus-fixed-fee Contractor is paid an additional fee or bonus if
certain specified conditions are met, such as time, cost or satisfaction of user
No bonus if conditions are not met
Incentive minimizes risk to owner
Intent is to “motivate” the contractor
Guaranteed maximum price…
Generally used in design-build work
Contractor agrees to a fixed maximum price Contractor assumes all the risk
and keeps all the savings
Owner provides “performance” spec
Contractor has maximum flexibility
Good for known standards, industrial or commercial work
Construction Controls
• Controls are used to keep project on track
• A set of tools… several are automated
• Essential to good Project Management
• Control Time, Cost, Quality
Construction Planning Checklist…
1. Long-lead items 9. Interdependent tasks
2. Utility interruptions 10. Environmental controls
3. Temporary utilities11. Special regulations
4. Labor 12. Const equipment
5. Work/storage areas 13. Construction timing
6. Traffic 14. Owner’s operations
7. Temporary access 15. Building codes
8. Other contracts 16. Permits required
How do you eat an elephant?
One bite at a time!!!
You break the total project down into measurable tasks…
Time Phased Budget Control
Construction Scheduling…
Common methods:
1. Bar Charts
2. Velocity Charts
3. Network Diagrams: CPM/PERT
4. Line-of-Balance Charts
Bar Chart Schedule…
Task Month 1 Month 2 Month 3 Month 4 Month 5 Month 6 Month 7 Month 8 Month 9
Excavate xxxxxFoundation xxx xxxxx
Slab xxxxxStructure xxxxxxx
Roof xxxxxx Walls xxxxxxxxxxDoors xxxx
Windows xx xx xx xxInterior Walls xxxxxxxxx
Ceilings xxxxxxxxPaint xxxxx
Floor Tile xxxxxxPlumbing xxx xxx xxxx
Mechanical xxx xxxx xxxElectrical xxx xxxx xxxFurniture xxxxx
Punch List xxClose out xxxx
Simple Bar Chart Schedule
Velocity Chart…
Excav Found Slab Struct Walls Roof Int Part Ceilings Paint FloorsSchedule 100 350 400 750 1200 1325 1775 1875 2275 2675Cum Hrs 88 337 337 637 837 837 837 837 837 837Plan Hrs 100 250 50 350 450 125 450 100 100 200Act Hrs 88 249 0 300 200
Simple Velocity Chart
0
500
1000
1500
2000
2500
3000Schedule
Cum Hours
Plan Hours
Act Hours
CPM Chart…
Management of Quality…
Definition of Quality Control
Definition of Quality Assurance
Designer’s responsibility
Contractor’s responsibility
Use of submittals to check quality
Submittal Process…Inspecton
Work & Materials
Visual Or
Lab Test
Lab TestVisual Test
Compare w Plans & Specifications
Samples to lab
Lab Results
Conform? Test OK?Yes
No
Issue Non-Comp
Defective Mat Report
No Payment till corrected
Follow-upRecord in log
Reinspect When Corrected
No
Issue Non-Comp
Defective Mat Report
No Payment till corrected
Follow-upRecord in log
Resample When Corrected
Make FinalInspection
Work AcceptedPayment Authorized
Shop Drawing?
AE Review
Key Estimating Activities
Read the Plans, Specs & Contract
Conduct Site Visit
Decide Construction
MethodPrepare Schedule
Plan for Subcontracts
Plan for EquipmentMaterial Take-Offs
Estimate costs
Determine contingency
Analyze Risk Factors
Finalize Bid
That’s all for today…
Class homework exercise: Do research in your text, on the internet or in the library
to describe these attributes for each of the 7 types of construction contracts:
a. Advantagesb. Disadvantagesc. Risks taken by the ownerd. Risks taken by the contractore. When should this contract be used
Looking ahead…8/181 Introduction, course requirements; Pyramid Handout
8/202 Project Delivery System
8/253 Stakeholders & Construction Organizations
8/274 Contract Types & Construction Planning
9/1 5 Construction Contract Documents Pyramid Plan Pyramid Plan duedue
9/3 6 Preconstruction & Bidding Processes; Write Resume
9/8 7 Shop Drawings & Inspection Processes
9/108 Project Organization & Responsibilities Resume dueResume due
9/159 Tour Construction Project Site; Construction Handout
9/1710 Disaster Recovery Construction Construction Report dueConstruction Report due
9/2211 Test #1 & Critique
Note: all PPT are on http://my.fit.edu/~locurcio/