how to avoid construction delays

Clients commonly question how to avoid construction delays during design meetings due to its prevalence in the construction industry.  Construction program delays can be both on the builder and client side of the fence or simply construction industry influences.

Commonly caused construction delays by the builder include: labor/material shortages, poor scheduling, poor communication, liquidity and construction mistakes.  Clients caused delays involve: variations/change orders, miscommunication, slow contractual decision making and personal involvement in construction deliverables.  Industry delays include: material shortages, strikes, surges in tradesmen demand and shipping delays.

You can understand how to avoid construction delays with these six procurement points.

Pre-construction program planning.

The construction program should include architectural and sub-consultant timelines for design and planning and building permit approvals.  The program should identify the projects critical path during the construction phase using Gantt charts, MS Project, Monograph.

The critical path sequences the construction tasks in order, without float, for completion on time without effecting project completion date.  Any delay in a critical task will cause delay and affect the project timeline.  Ideally the program will include anticipated local municipality approval timelines.

Communication and Project Co-ordination.

The project team of architect and sub-consultants should be identified and established early in the project program. You can engage an architect’s expertise and experience early to reduce time-consuming and costly changes later in the project.

Timely team establishment ensures regular meetings can be scheduled in the program which in turn identifies potential delays.  Prompt client sign-off at key milestone stages; concept design, sketch design, design development and working drawings avoids stalled program.

After the bid/tender process and contract award, pre-construction meetings identify any early construction issues.  Pre-construction meetings, weekly and monthly meetings can discuss, resolve and mitigate problems that may cause construction delay.

An accurate and unchanged architectural bid/tender set of drawings assists with a smooth construction phase and minimal contract paperwork.  Ensure minimal Architect Instructions, Variations/Change Orders, Contract Sum Adjustments and Extensions of Time ensures stakeholders are efficiently building.  Changes to working drawings generate time lags with: drafting, sub-consultant co-ordination, architect issuance, builder pricing and client approval.

Supply Chain Management.

Another focus point on how to avoid construction delays is managing the supply chain.  The custom home builder should ensure early procurement of critical path materials such as structural steel to avoid shortages.   Ensuring the interior design is completed before the builder mobilizes should mitigate the longer lead times for materials and fixtures.  Orders for fixtures, fittings and selections that are to be delivered from international/overseas locations should be expedited. 

The custom home builder should foster relationships with multiple suppliers and tradesman to ensure material and labor availability.  Ensuring there is sufficient inventory in builder warehousing prevents unwarranted delays waiting for freight delivery.

Manage Risk.

In addition to Professional Indemnity Insurance and Workers Compensation, the builder can obtain individual project insurance.  A percentage can be allocated to the builder overhead/margin as a contingency for unforeseen events such as inclement weather.  The project manager should employ a quality management system to ensure tradesmen and subcontractor have equivalent insurances.

Employing software and hardware technology such as wireless cameras and sensors can mitigate building site thefts and optimize workflow efficiency.  Utilizing Buildertrend or Autodesk Construction Cloud project management software identifies program and budget risks.

Proactive Project Management.

Managing conflict on-site, between contractors or with the client will reduce chances of a stalled project.  Architects are familiar with the agency role and typically soften the client builder relationship. 

Processing all relevant contract paperwork within set time limits and following up with approvals and builder pricing is essential.  Proactive architect superintendence and builder supervision ensures not misinterpreting the construction documents avoiding demolition and rebuilds.  The project manager should monitor weather and co-ordinate trade work when fine; maintaining tarps to protect workmanship.