Phases of Construction

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Professional practice
 Phases of Construction

The following will provides a general overview of construction process, from the conceptual stage
through the bidding, construction, payment, and completion stage of a project.

The project life cycle for a constructed facility may be represented schematically in Figure 1

A standard construction project, in general, has following major life cycle phases.
Phases of Project:
Project is divided into three phases.

 Pre-construction
 Construction
 Post construction

Within each phase, there are sub-phases.

Pre-construction Phase:
 Concept
 Feasibility
 Design

Pre-construction determines the ultimate outcome of a project. At this stage, construction,

constructing methodology must be determined.
Concept:
All construction projects begin with planning and design, also referred to as "architectural
programming." Numerous overlapping steps occur during this conceptual or design phase,
prior to actual construction of the project.

An architect is the primary designer of a building or project and controls the overall design,
specifications, finished materials and also supervises the engineers who are responsible for
structural, electrical and mechanical work.

Feasibility:
To evaluate the project in order to determine if it is feasible, at the beginning of the project.  A
feasibility study is conducted to examine whether each option clearly identifies the project
objective and a final recommended solution is determined. When a solution is approved, a
project is initiated to implement.

Purpose of feasibility study:

 Determine what needs to be done to deliver the project (technical report).

 Is fulfilling the purpose viable under the constraints?
 What options are available to make it viable?

A technical study is conducted to determine:

 Viability
 Cost
 Options
 Identification of constraints
 Schedule

At the conclusion of pre-construction phase, the following must be confirmed:

 Scope
 Cost
 Timing
 Design:
 Meetings with client
 Determine the purpose and objectives of proposed construction
 Preliminary programming 
Schematic Plans:

 Schematic plans are the first plans of a facility

 Show the interrelationship between spaces and activities.
 The project budget is evaluated and refined
 Mechanical, electrical and structural systems are determined
 The building look and style are defined
  Revised schematic plans are also known as "preliminary plans," 
 Show the refined details of how the project will look, and the relationship of all spaces.

Design Development (DD) phase

 The spaces defined in schematic design are further refined
 Material, finishes and color selections are made
 The project budget is further evaluated and finalized
 The detailed image or picture of the building is finalized
 Mechanical, electrical and structural systems are refined and finalized
 The site components are refined and finalized

Once the preliminary planning phase is complete, the project then enters a stage involving the
preparation of contract bid documents and working drawings.

 During this stage, a monitoring of the design against the approved budget is essential.
 Milestones must be established and met.
 Logistics and schedule must be worked out.

Bidding phase:
At this point, the project is sent out for the bidding process. The bidding contractors are evaluated and
the project usually is awarded to the lowest responsible bidder.
 PROCUREMENT PROCESS

Procurement planning.

Within one year of commencement of these rules, all procuring agencies shall devise a mechanism,
for planning in detail for all proposed procurements with the object of realistically determining the
requirements of the procuring agency, within its available resources, delivery time or completion date
and benefits that are likely to accrue to the procuring agency in future.

Specifications.-

Specifications shall allow the widest possible competition and shall not favor any single contractor or
supplier nor put others at a disadvantage. Specifications shall be generic and shall not include
references to brand names, model numbers, catalogue numbers or similar classifications. However if
the procuring agency is convinced that the use of or a reference to a brand name or a catalogue
number is essential to complete an otherwise incomplete specification, such use or reference shall be
qualified with the words “or equivalent”.

Approval mechanism.-

All procuring agencies shall provide clear authorization and delegation of powers for different
categories of procurement and shall only initiate procurements once approval of the competent
authorities concerned has been accorded.

Tendering Documents:
(Contract documents)

 Specifications, general conditions

 Drawings
 Architectural plans
 Electrical plans
 Structural plans
 Mechanical plans

 Bidding requirements
 Instructions to bidders
 Contract form
  Contract conditions
 Technical specifications

Construction Management:
The construction management tenders the work on behalf of the client, to qualified trade
contractors.

The American Institute of Architects (AIA) is a nationally recognized, professional

organization of architects. Over the years, the AIA has developed a document entitled "AIA
Document A201 - General Conditions of the Contract for Construction ("Document A201").
The Document A201 is universally accepted in the construction industry and provides the
legal basis and description of the following contract items:

 General Provisions
 Owner
 Contractor
 Administration of the Contract
 Subcontractors
 Construction by the Owner or by separate Contractors
 Changes in the Work
 Time
 Payments and Completion
 Protection of Persons and Property
 Insurance and Bonds
 Uncovering and Correction of Work
 Miscellaneous Provisions
 Termination and Suspension of the Contract

Construction Phase:
During the construction phase, focus on material procurement. Labor resources are
secondary.
Communication and planning are more important than the technical aspects of physical
construction.

It also includes:

 Bidding permit
 Subcontractors
 Scheduling of subcontractors
 Shop drawings
 Project submission
 Change orders

An example of the sequence in scheduling subcontractors for a small project is as follows:

 Clear the land (which may include demolition of existing structures)

 Excavate the land (which may include digging holes and leveling)
 Pour the foundation
 Frame steel and/or concrete
 Rough framing
 Rough electrical
 Concrete flooring
 Roofing
 Heating and air conditioning
 Ductwork for heating and air conditioning
 Elevators and/or escalators
 Sprinklers and other safety equipment
 Install electrical fixtures
 Insulate and weather strip
 Frame windows and door sashes
 Install tile and marble
 Install suspended acoustical ceilings
 Install toilets, sinks and other plumbing fixtures
 Paint walls (inside and out)

Monitoring of progress is required to ensure:

  The budget is not being exceeded.
 The schedule is on track.
 The defined scope of work is not being compromised.

Post-construction Phase:
 Completion of deficiencies
 Completion of deferred work
 Issuance of close-out documents for the owner’s use
 Commencement of the warranty period
 Release of statutory holdback funds
 Construction payment

 As-built plans
 Issuance of close-out documents for owner’s use
 Notice of partial completion.
 Notice of substantial completion
 Notice of completion/Certificate of occupancy
 TENDER NOTICE

• It is invitation from the owner to the contractor to execute some work at specified cost
in specified time. It is published in the form to tender notice in newspaper boards, gussets,
etc. according to the cost of works.

• Once client/government accepts a tender, it is binding on both parties. This means that
the person or company that won the tender has to provide the goods or services in the manner
agreed to and at the price offered, and client/government must pay the agreed price at the
agreed time. In other words, once accepted, a tender is a binding contract.

EXAMPLE OF TENDER NOTICE