Advising Employers on Construction Schedules

8/2/2019 Advising Employers on Construction Schedules

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Advising Employers on Construction Schedules

& ProgrammesAdvising Employers on Construction Schedules & Programmes

One of the most important factors for the Employer when considering the feasibility of a project and the design is the

period required to construct the project and the effects this will have on both utilising the building and financing of the

project. Where Employers are not experienced in the construction process and do not have any in-house expertise

they will normally rely upon their consultants to advise them on the construction periods for their intended project.

Where a project is straightforward and familiar to the consultant this should not present a problem however when a

project is complex and large involving specialist equipment and unique design elements then the task of forecasting

the time required for the project to be design and constructed is more of a challenge to the Consultant charged with

giving the Employer an outline programme for the Works.

Many factors need to be considered when estimating and setting a time required for the execution of a construction

project and it is unwise for consultants to merely estimate and set construction periods without taking into account not

only the wishes of the Employer but also the effects of the following:

A) The skills and competence of the Employers design team and their experience in the design and management of

the particular type of project being undertaken. Although this is a rather delicate subject which may highlight the

weakness of the Employers design team, it is important to consider this when estimating the construction period.

Invariably weaknesses will come to light with inadequate design later which could involve the Employer in even

greater expense as it could to the design team.

B) The availability of a Contractor and or Contractors who are experience and possess the required resources to

execute the project, including the construction techniques that are available to these Contractors in relation to where

the project is being executed. A Contractor who poses the relevant expertise in a certain type of construction can be

the difference between a project’s success and failure. Similarly it is important to identify specialist manufacturers and

suppliers which are to be engaged at an early stage and allow for long procurement periods for important elements of

a project.

C) Establishment Times required, including preparing management plans and asset management information. Some

Employers as a result of their corporate structure or the business they operate in require much greater and detailed

quality, risk management and HSE programmes in the execution of not only construction projects but also in all their

business activities. Where their partners and suppliers are operating to this standard there may be no effect on the

programme, but if these additional requirements are placed on the design team and contractors who generally don’t

operate to the same level, then adopting these programmes can incur additional time.

D) The Weather Conditions in the vicinity of the works for the anticipated Construction Period. Regardless of the

Contract conditions in respect of extension of time, the fact remains that the programme of the works needs to make

allowance for weather conditions particularly the wet seasons.

E) The condition of the Site will affect the time needed for preparatory site works to be completed before

construction of the building or other structures can start. Some factors that may increase the construction period

would be.



Extensive Site Profiling – This may involve clearing of existing vegetation and extensive cut or fill operations to

establish the required building platform profiles.

Close Proximity to Adjacent Buildings – Where the site is adjacent other structures or building this may involve the

Contractor it undertaking additional temporary support or protection works to both the buildings and their foundations

or basements. It may also involve the contractor in obtaining additional approvals and extensive monitoring

programmes. In addition the close proximity of building can lead to restrictions on working hours, methods ofconstruction such as vibration and noise restrictions.

Requirement for Pile Foundations – In Malaysia it is commonplace if not almost universal that any major structure will

be supported by piled foundations as a result of the geological conditions that prevail in all but the mountainous areas

of the country.

Rock Excavation – Obviously the drilling and blasting of rock which is encountered on the site will involve the

Contractor in considerable extra works and will also limit other works during this period.

Demolition work prior to construction – In the event that the site has exiting structures which require removal then

time will have to be allocated for these operations and the necessary disposal of debris from the site. This may

involve not only the above ground elements but also the services and foundations of this structures which as

highlighted above will often include piled foundations in Malaysia. Additional problems can be incurred where

asbestos is present which can involve the Contractor in time-consuming removal and disposal together with

implementing a programme which complies with the health and safety protocol in respect of handling such materials.

High Water Table – Ground water can present major challenges where the proposed structure involves deep

excavations such as basements. It goes beyond the obvious need to keep the excavations free from water and

involves the stabilisation of surrounding water table to prevent shrink and heave and the possibility of instability of

surrounding buildings. In addition the Contractor may need to consider the environmental issues of disposal of water

which is de-watered during construction activities.

Development approval conditions such as restrictions on work hours, noise and delivery times for material – These

types of restrictions normally apply in areas of importance and areas which are subject to a high density of

development. In addition consideration needs to be taken of environmental impact assessment reports and

subsequent conditions by the Government agencies which will sometimes impose additional restrictions in respect of

working methods and protection works.

Difficult Access to the Site – Site Access difficulties can be as a result of the location or it may be as a result of other

factors such as poor infrastructure, transportation hubs such as ports or the lack of transportation due to the isolated

location. An example would be large dam or similar civil engineering undertaking which by their nature tend to be

away from urban areas often located in difficult to access locations without utilities or transportation infrastructure.

Relocation or deviation of services – The site may require the relocation of buried or overhead services and any

programme should include for the execution of these works together with obtaining the necessary approvals and

monitoring by the utility owners and necessary authorities.

Archaeological, Heritage or Hazardous Materials Survey Requirements – Obviously where a site is known to be of

importance it would be best to locate an alternative site for a major development. But in cases where there are no

alternative such as refurbishment or similar projects account needs to be taken of the likely impact these will have onthe construction schedule.

F) Site Access can entail more than a poor access road to the site. When considering site access in regard to the

programme it is important that factors such as transport infrastructure, ports, airports, services, communications and

restricted access are also taken into account.

G) Industrial Issues such as labour availability and restrictions can have a major effect on the construction schedule.

Government policies in respect of foreign workers and their engagement are subject to constant review as to will be



the government policy of countries from which the workers may originate. In addition labour laws may restrict

activities and again regard to these laws need to be allowed for in the estimation of a construction schedule.

H) The Complexity of the Project and its design. Projects that are unique, such as the refurbishment of historical,

religious or culturally significant buildings, will on the whole require special construction techniques, more highly

skilled and specialist resources providing greater attention to detail. This will generally require more time and needsto be allowed for any projected construction schedule for the project. Industrial shed type buildings, and other simple

purpose-designed buildings may be substantially fabricated off-site in quality controlled production plants, allowing for

the parallel construction of on-site work which should allow for significant time savings to any construction schedule.

High-rise or multi-story buildings will on the whole take longer to construct than low-rise structures of a similar floor

area due to the difficulties in vertical construction challenges with access material transportation difficulties. Civil

construction work is more likely to be affected by weather conditions than building work. Once a building is roofed, it

can provide for work to continue during adverse weather conditions.

I) The Geographical Location of the Site. Construction projects can be susceptible to delays and varying

construction period as a result of their locations. Projects in urban areas will generally have access to a greater

volume and diversity of resources, so there will be less lead time and less lost time in bringing those resources ontothe site. It may therefore be easier to maintain or accelerate progress. Projects in the Central Business District will

generally have slightly longer construction times because of access difficulties, together with restrictions on working

practices and hours. Projects in remote areas will be affected by difficulties in obtaining suitable resources in the form

of labour, equipment and materials.

J) The state of the general economy and Construction Market can affect the availability of labour equipment and

materials. In a buoyant market all resources become scarcer which not only affects price but inevitably will affect the

availability of resources available for the project. It is possible to source alternatives in many instances but where

specialist equipment whether it be a gas turbine of bank of high-speed lifts it is sometimes impossible to avoid long

lead-in times. Recently just before the 2008 financial crisis the whole industry felt this with the huge construction

programmes being carried out in the Middle East and China which effected availability of new plant, raw materialsand even skilled labour not only in Malaysia but globally.

K) The likelihood of the Employer requiring to issue variations which can be judged by past performance,

completeness of design and the specific project characteristics which in some instances can naturally lead to the

need for variations. Where the project is likely to incur large numbers of variations account should be made of this in

the construction programme for the Works.

As a matter of good practice consultants charged with developing and advising on the estimated construction period

necessary to complete a project they should take account of the above factors and where they deem it necessary

conduct a risk analysis using either their experience of similar works or that of others as a basis and developing this

by adjusting it to take account of the factors discussed in this article.

There exist various tables and graphs which are published by various organisations and bodies which attempt to

estimate construction durations based on their estimated value. These are generally based on medium-sized

commercial developments, hospitals or similar public type building for which historical data has been collected and

take little account of the specific complexity. Clearly it is evident that the use of the value/time principle based a

medium rise office building in Kuala Lumpur would bear little significance to a hydro-electric plant with mass concrete



dam located in primary jungles of Sarawak. Thus in such circumstances any programme would need to be

established by using industry production rates and adjusting to reflect the actual circumstances.

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Advising Employers on Construction Schedules