School of Civil and Environmental Engineering

CEng 5214: CONSTRUCTION MANAGEMENT

Chapter 6
Construction Project Management

Fasil T.
April 2020
 Contents
Construction Project Management
1. Introduction
2. Monitoring and control
3. Resource management
4. Documentation and communication
5. Contracts Management

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1. Introduction
1.1 Mobilization
 Mobilization encompass activities that take place
between the award of the construction contract and the
beginning of construction work in the field.
 Some of this work may have begun prior to, and in
anticipation of, the award, and much of it will continue
into the days and weeks during which fieldwork is
beginning.
 The contractor may be required to make a number of
arrangements for various kinds of ‘paper work’ as part of
the pre-construction mobilization.

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1. Introduction
1.2 Programming and Scheduling
 With the contract in hand and the project mobilization
phase underway, the contractor will undertake to develop
a more detailed plan and schedule for the project’s time
dimensions.
 The result will be a document that will assist with
deploying personnel and equipment, procuring
materials and supplies and planning cash flows.
 Equally as important, it will provide the basis for
monitoring and controlling project progress as the
project proceeds.

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1. Introduction
1.3 Organizing the Work Site
 An important activity as the contractor begins work in the
field is to set up the site in a manner that will allow the
work to proceed efficiently and effectively.
 It encompasses the following issues:
 Temporary services and facilities;
 Site layout plan; and
 Buying out the job.

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1. Introduction
1.3 Organizing the Work Site
1.3.1 Temporary Services and Facilities
 The following are among the various temporary services
and facilities that will likely be needed.
 Offices,
 Workshops and indoor storage,
 Temporary housing and food service,
 Temporary utilities,
 Sanitary facilities,
 Medical and first aid facilities,
 Access and delivery,
 Storage/lay down areas, and
 Quarries and borrow areas.
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1. Introduction
1.3 Organizing the Work Site
1.3.2 Site Layout Plan
 All of the worksite organization considerations discussed
above will converge in a plan that will be described in
writing and shown on a drawing or series of drawings.
 The jobsite layout plan includes the following: jobsite
space allocation, jobsite access, material handling, worker
transportation, temporary facilities, jobsite security etc.
 Helpful references for establishing the plan include the
construction documents, the program, technical data on
lifting and conveyance equipment, local codes, safety
standards, size and weights of the large anticipated lifting
loads and information from subcontractors and their
storage needs.

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1. Introduction
1.3 Organizing the Work Site
1.3.3 Buying out the Job
 The term buyout, in the context of construction project
mobilization, refers to procuring the materials and
equipment that will be installed in the project and
arranging subcontracts.
 It includes both selecting suppliers and subcontractors
and finalizing their purchase orders or subcontracts.
A. Material Procurement
 The materials procurement process consists of several
interrelated steps, as follows:
 Receipt and evaluation of offers;
 Purchasing or placement of the purchase order;
 Approval by the owner or owner’s representative; and
 Expediting or contact with the supplier to assure timely
delivery, fabrication, shipping, delivery and inspection.
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1. Introduction
1.3 Organizing the Work Site
1.3.3 Buying out the Job
B. Sub-contracting
 The contractor’s other major responsibility under ‘buying
out the job’ is to arrange subcontract for those portions
of the work the contractor will not perform itself.
 First, the contractor must decide which work will be
subcontracted, a decision that is made, for most
subcontracts, before the project mobilization phase.
 Then, proposals will be received and analyzed and finally,
negotiations lead to finalizing the subcontracts.

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1. Introduction
1.4 Project Staffing
 To carry out the work in the field requires people and
those people must be organized in effective relationships.
 This section considers the organization structure at the
worksite and the sources of the laborers whose hands,
minds, tools and equipment will assemble the final
product in the field.

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2. Monitoring and Control
2.1 Cost Control
 The purposes of construction cost systems enables to:
 Provide a means for comparing actual with budgeted
expenses and thus draw attention;
 Develop a database of productivity and cost
performance data for use in estimating the costs of
subsequent projects; and
 Generate data for valuing variations and changes to
the contract and potential claims for additional
payments.

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2. Monitoring and Control
2.1 Cost Control
 In this section, the focus is on the first of these purposes,
monitoring and control of costs during the construction
operations phase.
 Two related outcomes are expected from the periodic
monitoring of costs:
 Identification of any work items whose actual costs
are exceeding their budgeted costs, with subsequent
actions to try to bring those costs into conformance
with the budget; and
 Estimating the total cost of the project at completion,
based on the cost record so far and expectations of the
cost to complete unfinished items.

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2. Monitoring and Control
2.1 Cost Control
How is cash flow diagram established to control cost?
 Projection of income
and expenses during
the life of the project.

 To facilitate this
several time scheduling
are used by contractor.

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2. Monitoring and Control
2.1 Cost Control
Project S-Curve

 Owner requires contractor to

provide an S curve of S
estimated progress and costs. R
 Cumulative costs across the
duration of the project; and
 A graphical representation
of the outflow of monies
(both direct & indirect). Duration

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2. Monitoring and Control
Activity Days Cost ($) Cost/day
2.1 Cost Control A
B
2
5
200
500
100
100
Cash Flow C
D
2
7
200
500
100
71.4
E 1 100 100
F 2 100 50

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 2. Monitoring and Control
Daily Expenses

2.1 Cost Control 180

160

A
Cash
Activity
2
Flow
Days Cost ($)
200
Cost/day
100
140

120

B 5 500 100

Cost ($)
100

C 2 200 100 80

D 7 500 71.4 60

E 1 100 100 40

F 2 100 50
20

Day Activity Cost of day Total cost 0

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
1 A 100 100
Day
2 A 100 200
3 B 100 300
Cumulative Expenses
4 B 100 400
1800
5 B 100 500
6 B 100 600 1600

7 B 100 700 1400

8 C,D 171.4 871 1200

Cost ($)

9 C,D 171.4 1043 1000

10 D,E 171.4 1214 800

11 D 71.4 1286 600

12 D 71.4 1357 400

13 D 71.4 1428 200

14 D 71.4 1500 0
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16
15 F 50 1550 Day
16 F 50 1600
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2. Monitoring and Control
2.1 Cost Control

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2. Monitoring and Control
2.1 Cost Control

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2. Monitoring and Control
2.2 Quality Management
 The American Society of Civil Engineers (ASCE), in its
much-lauded Quality in the Constructed Project: A Guide
for Owners, Designers and Constructors (American
Society of Civil Engineers, 2000) defines quality as:
‘the fulfillment of project responsibilities in the delivery
of products and services in a manner that meets or
exceeds the stated requirements and expectations of the
owner, design professional and constructor.’
 Quality management involves:
 Quality planning,
 Quality assurance, and
 Quality control.

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2. Monitoring and Control
2.3 Safety Management
 Although they are not part of the project manager’s ‘big
three’ objectives of quality, budget and schedule, the
monitoring and control of safety and environmental
impact are major issues in all construction operations.

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2. Monitoring and Control
2.4 Environmental Management
 The impact of construction on the environment appears in
many forms.
 These include the selection of environmentally safe
materials and products to be incorporated into the
project; as the planning and design work can alter
landforms, drainage, vegetation and wildlife; and the
long-term impact of projects, such as silting of dams,
their effects on fish and other animals and the flooding of
upstream regions and the drying of downstream regions.

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2. Monitoring and Control
2.4 Environmental Management
 A balanced treatment here, as we consider the various
phases of the project life cycle, might call for more
attention to environmental impacts of activities during
planning and design and project operation, in addition to
on-site construction.

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3. Resource Management
3.1 General
 If the construction manager’s job during project operation
is about monitoring and control, it is also about the
management of resources.
 Halpin and Woodhead (1998), in their introduction to
construction management, state that ‘construction
management addresses how the resources available to
the manager can best be applied’
 They suggest that the four primary resources to be
managed are the ‘four Ms’ of Manpower, Machines,
Materials and Money.

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3. Resource Management
3.1 General
 As cited in network scheduling, the basic inputs to
critical-path analysis are the individual project activities,
their durations, and dependency relationships.
 Accordingly, the forward-path and backward-path
calculations determine the start and finish times of
activities.
 The CPM algorithm, therefore, is duration-driven.
Activities’ durations here are function of the resources
that are required (rather than available) to complete each
activity.

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3. Resource Management
3.1 General
 The CPM formulation, therefore, assumes that all the
resources needed for the schedule are available. This
assumption, however, is not always true for construction
projects.
 Under resource constraints, the schedule becomes
impractical, cost and time are not accurate, and resources
may not be available when needed.
 In order to deal with such issue, a proper management of
available resources is required to adjust the schedule
accordingly.

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3. Resource Management
3.2 Resources: Definition
 The first step in resource management is to decide exactly
what resources are considered important enough to be
managed.
 While the most resource used is people or workers (such
as welders or carpenters), it may also include other
resources such as machines (an excavator or loader),
space on a project where space is restricted and where
this restriction limits the amount of other resources which
can be deployed at any one time, financial resources
(money) that are needed to perform the required work, or
materials needed to accomplish different activities.

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3. Resource Management
3.2 Resources: Definition
 The most important resources that project managers have
to plan and manage on day-to-day basis are people,
machines, materials, and money.
 Obviously, if these resources are available in abundance
then the project could be accelerated to achieve shorter
project duration.
 On the other hand, if these resources are severely limited,
then the result most likely will be a delay in the project
completion time.
 In general, from a scheduling perspective, projects can be
classified as either time constrained or resource
constrained.

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3. Resource Management
3.3 Resource Allocation
 Resource allocation, also called resource loading, is
concerned with assigning the required number of
resources identified for each activity in the plan.
 More than one type of resource may be assigned to a
specific activity.
 For example, fixing steel plates on a certain foundation
may require different types of resources such as: welders,
laborers and a certain type of welding machine.
 From a practical view, resource allocation does not have
to follow a constant pattern; some activities may initially
require fewer resources but may require more of the same
resources during the later stages of the project.

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3. Resource Management
3.4 Resource Aggregation
 After each activity has been assigned its resources, the
next step is to aggregate the resources used by all
activities.
 Resource aggregation is simply the summation, on a
period-by-period basis, of the resources required to
complete all activities based on the resource allocation
carried out previously.
 The results are usually shown graphically as a
histogram. Such aggregation may be done on an hourly,
daily, or weekly basis, depending on the time unit used to
allocate resources.
 When a bar chart is used, the resource aggregation is
fairly simple and straightforward. For a given bar chart, a
resource aggregation chart can be drawn underneath the
bar chart.
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3. Resource Management
3.4 Resource Aggregation
 An example is shown in the
figure, where, for a particular
resource, the required resource
units for each time period are
written on the bar chart.
 The total number of resource
units for each time period can
then be summed and a resource
aggregation or load chart can be
produced as presented
underneath the bar chart.
 Thus, having a project
scheduling is necessary to
facilitate the bar chart drawing.

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3. Resource Management
3.5 Resource Leveling
 A project is classified as time constrained in situations
where the project completion time can not be delayed
even if additional resources are required.
 However, the additional resource usage should be no
more than what is absolutely necessary.
 Accordingly, the primary focus, for purposes of
scheduling, in time constrained projects is to improve
resource utilization. This process is called resource
leveling or smoothing.
 It applies when it is desired to reduce the hiring and
firing of resources and to smooth the fluctuation in the
daily demand of a resource, as shown in the following
figure.

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3. Resource Management
3.5 Resource Leveling
 In this case, resources are not limited and project
duration is not allowed to be delayed. The objective in
this case is to shift non-critical activities of the original
schedule, within their float times so that a better resource
profile is achieved.

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3. Resource Management
3.5 Resource Leveling
 As shown in the following figure, the problem of
resource fluctuation appears after the initial scheduling
of the project without considering resources.
 The peaks and valleys in the resource profile indicate
high day-to-day variation in the resource demand.

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3. Resource Management
3.5 Resource Leveling
 Resource smoothing is the process that attempts to
determine a resource requirement that is "smooth" and
where peaks and valleys are eliminated.
 Given that the resource requirements of those activities
on the critical path are fixed, some order or priority needs
to be established for selecting which activity and which
particular resource associated with this activity should be
given priority in the smoothing process.
 Resource leveling shift non-critical activities within their
float times so as to move resources from the peak periods
(high usage) to the valley periods (low usage), without
delaying the project

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3. Resource Management
3.6 Materials Management
 Materials management is an important element in project
planning and control.
 Materials represent a major expense in construction, so
minimizing procurement or purchase costs presents
important opportunities for reducing costs.
 First, if materials are purchased early, capital may be tied
up and interest charges incurred on the excess inventory
of materials. Even worse, materials may deteriorate
during storage or be stolen unless special care is taken.
 Second, delays and extra expenses may be incurred if
materials required for particular activities are not
available.

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3. Resource Management
3.6 Materials Management
 Accordingly, insuring a timely flow of material is an
important concern of project managers.
 Materials management is not just a concern during the
monitoring stage in which construction is taking place.
 Decisions about material procurement may also be
required during the initial planning and scheduling stages.
 Sufficient time for obtaining the necessary materials must
be allowed. In some cases, more expensive suppliers or
shippers may be employed to save time.

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3. Resource Management
3.6 Materials Management
 Materials management is also a problem at the
organization level if central purchasing and inventory
control is used for standard items.
 In this case, the various projects undertaken by the
organization would present requests to the central
purchasing group.
 In turn, this group would maintain inventories of
standard items to reduce the delay in providing material
or to obtain lower costs due to bulk purchasing.
 This organizational materials management problem is
analogous to inventory control in any organization facing
continuing demand for particular items.

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3. Resource Management
3.6 Materials Management
2.6.1 Material Procurement and Delivery
 The main sources of information for feedback and
control of material procurement are requisitions, bids and
quotations, purchase orders and subcontracts, shipping
and receiving documents, and invoices.
 For projects involving the large scale use of critical
resources, the owner may initiate the procurement
procedure even before the selection of a constructor in
order to avoid shortages and delays.
 Under ordinary circumstances, the constructor will handle
the procurement to shop for materials with the best
price/performance characteristics specified by the
designer.

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3. Resource Management
3.6 Materials Management
2.6.1 Material Procurement and Delivery
 Some overlapping and re-handling in the procurement
process is unavoidable, but it should be minimized to
insure timely delivery of the materials in good condition.
 The materials for delivery to and from a construction site
may be broadly classified as:
 Bulk materials,
 Standard off-the-shelf materials, and
 Fabricated members or units.

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3. Resource Management
3.6 Materials Management
3.6.1 Material Procurement and Delivery
 Bulk materials refer to materials in their natural or semi-
processed state, such as earthwork to be excavated, wet
concrete mix, etc. which are usually encountered in large
quantities in construction.
 Standard piping and valves are typical examples of
standard off-the-shelf materials which are used
extensively in construction projects. Since standard off-
the-shelf materials can easily be stockpiled, the delivery
process is relatively simple.
 Fabricated members such as steel beams and columns
for buildings are pre-processed in a shop to simplify the
field erection procedures.

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3. Resource Management
3.6 Materials Management
3.6.2 Inventory Control
 The general objective of inventory control is to minimize
the total cost of keeping the inventory while making
tradeoffs among the major categories of costs which
include:
 Purchase costs,
 Order costs,
 Holding costs, and
 Unavailable costs.
 These cost categories are interrelated since reducing cost
in one category may increase cost in others.

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3. Resource Management
3.6 Materials Management
3.6.2 Inventory Control
A. Purchase Costs
 The purchase cost of an item is the unit purchase price
from an external source including transportation and
freight costs.
 For construction materials, it is common to receive
discounts for bulk purchases, so the unit purchase cost
declines as quantity increases.
 Because of this, organizations may consolidate small
orders from a number of different projects to capture such
bulk discounts, in some cases, this is a basic saving to be
derived from a central purchasing office.

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3. Resource Management
3.6 Materials Management
3.6.2 Inventory Control
B. Order Costs
 The order cost reflects the administrative expense of
issuing a purchase order to an outside supplier.
 Order costs are usually only a small portion of total costs
for material management in construction projects,
although ordering may require substantial time.
C. Holding Costs
 The holding costs or carrying costs are primarily the
result of capital costs, handling, storage, obsolescence,
shrinkage and deterioration.
 Capital cost results from the opportunity cost or financial
expense of capital tied up in inventory.
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3. Resource Management
3.6 Materials Management
3.6.2 Inventory Control
C. Holding Costs
 Handling and storage represent the movement and
protection charges incurred for materials. Storage costs
also include the disruption caused to other project
activities by large inventories of materials that get in the
way.
 Obsolescence is the risk that an item will lose value
because of changes in specifications.
 Shrinkage is the decrease in inventory over time due to
theft or loss.
 Deterioration reflects a change in material quality due to
age or environmental degradation.

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3. Resource Management
3.6 Materials Management
3.6.2 Inventory Control
D. Unavailability cost
 The unavailability cost is incurred when a desired
material is not available at the desired time.
 In manufacturing industries, this cost is often called the
stock out or depletion cost.
 Shortages may delay work, thereby wasting labor
resources or delaying the completion of the entire project.

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3. Resource Management
3.6 Materials Management
3.6.3 Cost Tradeoff in Material Management
 To illustrate the type of trade-offs encountered in
materials management, suppose that a particular item is to
be ordered for a project. The amount of time required for
processing the order and shipping the item is uncertain.
 Consequently, the project manager must decide how
much lead time to provide in ordering the item.
 Ordering early and thereby providing a long lead time
will increase the chance that the item is available when
needed but it increases the cost of inventory and chance
of spoilage on site.

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3. Resource Management
3.7 Personnel Supervision and Labor Productivity
 Other important knowledge the construction manager
must know about on-site personnel management
includes the methods by which craftspeople are hired
and maintained.
 A qualified workforce is essential to successful
construction management.
 To achieve this it is vital to understand and practice the
human resources function both at organization and
project level.

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3. Resource Management
3.7 Personnel Supervision and Labor Productivity
3.7.1 HRM Functions
 Human resources functions can broadly classified into
managerial and operative function.
 The managerial functions include planning, organizing,
directing and controlling the human resources.
 Operative functions on the other hand include
operational/routine activities in which the human
resources department will be doing as day today activities
such as human resources planning, job analysis,
employee motivation, performance management and
training and development etc.

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3. Resource Management
3.7 Personnel Supervision and Labor Productivity
3.7.1 HRM Functions
 Operative HRM functions include:
 Human resources planning;
 Job analysis design;
 Recruitment and selection;
 Training and development;
 Performance appraisal;
 Compensation and remuneration;
 Motivation, welfare, health and safety; and
 Industrial relations.

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3. Resource Management
3.8 Equipment/Machinery Management
 Construction of various facilities requires the utilization
of construction equipment.
 Because of this learning the fundamental concepts and
analyses of the planning, selection, and utilization of
construction equipment is essential.
 It requires understanding the following key issues:
 The total construction process, from inception of the
idea through construction and start up- this will enable
some one to know the nature of the work for which the
equipment is being used, and
 How construction equipment should be selected and
used to produce the intended quality in the most cost-
effective manner.

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3. Resource Management
3.8 Equipment/Machinery Management
 Factors considered in construction equipment selection.
 Use of available equipment;
 Suitability of Job Conditions;
 Uniformity in types;
 Size of Equipment;
 Use of Standard Equipment;
 Unit Cost of Production;
 Country of Origin;
 Availability of Spare parts;
 Selection of Manufacturer;
 Suitability of local labor; and
 Adaptability for future use.
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4. Documentation and Communication
4.1 General
 The on-site management of a construction project
involves great amounts of paperwork, even for relatively
small projects.
 The purpose, of course, is to communicate directions,
questions, answers, approvals, general information and
other material to appropriate members of the project
team, so that the project can proceed in a timely, cost-
effective and quality manner.
 Some of the documents necessary for the execution of the
contract, primarily from the contractor’s point of view are
dealt with here under.

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3. Documentation and Communication
4.1 General
 These documents include: considerations of shop
drawings and other submittals, variations or change
orders, the documents required for the contractor to
receive payment and, once again briefly, the value
engineering process.
 Many pieces of ‘paperwork’ are in electronic form and
thus include a description of many types of such
documents, as well as computer-based approaches to the
organization and management of all project documents.
 Finally, consider the use of collaborative web-based
means for facilitating communication of all relevant
information among the project team.

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3. Documentation and Communication
4.1 General
 Note that, in nearly every category, individual documents
will be added or modified as the project proceeds.
 Thus, a system for managing them must provide for this
dynamic character.
 If the system were completely manual, each type of
document would need:
 A ‘folder’ large enough to receive and store all
documents; and
 A ‘log’ that would list the current status of every
document in the folder.
 The same concept is the basis for any construction
document.

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4. Documentation and Communication
4.1 General
 In any case, the following sample classification can be
used:
 General documents;
 Contract documentation;
 Communication records;
 Project status documentation;
 Correspondence;
 Material management; and
 Financial management.

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4. Documentation and Communication
4.2 General Documents
 Contacts: a list of all persons and organizations with
whom the contractor corresponds during the life of the
project, with relevant contact information.
 Program/schedule: the master project schedule, including
the original baseline and all updates, together with any
supplementary related information such as detailed sub
networks, resource studies and analyses of schedule
trends.
 Accident reports: a report for each accident, plus
summary data and related analyses.
 Punch lists and other project closeout documents: lists
of deficiencies identified during inspections as the project
nears completion; certificates, warranties and record
drawings.
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4. Documentation and Communication
4.3 Contract Documentation
 The contract itself, as amended by variations (change
orders) during the project.
 Drawings: design drawings from the design professional, as
revised throughout the project, with any supplementary
sketches that may be issued.
 Specifications: Technical specifications, plus general and
special conditions and other parts of the project documents
manual.
 Subcontracts: copies of agreements with all subcontractors.
 Insurance: certificates of all insurance carried by the
contractor, as well as certificates for insurance required to
be carried by all subcontractors.
 Bonds: similar to insurance; contractor’s copies of its
performance and payment bonds, plus proof that
subcontractors have furnished surety bonds, if so required.

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4. Documentation and Communication
4.4 Communication Records
 Meeting minutes: records of all meetings held at the
jobsite or elsewhere if pertaining to the project; regularly
scheduled general and safety meetings; other special
meetings of any kind.
 Telephone records: brief records of all telephone calls
placed or received at the jobsite.
 Conversation records: often simply a memorandum to
the file to record an understanding resulting from a
conversation that was less formal than a meeting.

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4. Documentation and Communication
4.5 Project Status Documentation
 Daily reports: a standard report that includes weather
conditions, work in progress, number of direct employees
and subcontractor personnel on site, visitors, equipment
on site, material deliveries and special issues.
 Weekly and/or Monthly reports: summary of
accomplishments for the period, comparison of actual
with planned schedule progress, cost status, change
orders and special issues.
 Progress photography: periodic still and video
photography that records project progress.

AAU, AAiT, Construction Management,2020

4. Documentation and Communication
4.6 Correspondence
 Letters: all letters written by the contractor, as well as
those received at the jobsite office; should include a
record of correspondence conducted at the home office if
related to the project.
 Field memoranda: various types of correspondence, less
formal than letters, issued at the jobsite to subcontractors,
forepersons and other individuals; job directives, safety
issues and disciplinary matters.
 Transmittals: accompany submittals to owner’s
representative, subcontractors and material suppliers,
accompany requests for payment and accompany
certificates and other documentation at project closeout.
 Requests for information (RFIs): issued from contractor
to design professional or owner for clarification of design
information or to present any other questions; includes
summary log containing the statusAAU,ofAAiT,
each request.
Construction Management,2020
4. Documentation and Communication
4.7 Materials Management
 Purchase orders: issued to material suppliers, as explained in
an earlier section.
 Submittals: shop drawings, product information and samples,
plus status information on their review and approval.
 Expediting and delivery information: status of manufacturing,
shipping and delivery of each material item, with comparisons
against project schedule. Receiving information for delivered
items.
 Material inventory status: inventory of all stored materials,
with quantities and dates when items were added and
withdrawn.
 Quality control reports: concrete test reports, soil laboratory
results, off-site testing of steel components and so on.
 Invoices: also part of cost system. All requests for payment of
materials, with summary log of status of each.

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4. Documentation and Communication
4.8 Financial Management
 Requests for payment: Prepared by contractor to request
periodic payments as the project progresses, as explained
earlier; based on measurements and progress to date.
 Cost and budget tracking reports: Comparisons of actual
costs to date against planned costs, for individual work
items and the project as a whole; analysis of cost trends.
 Variation requests: requests from the owner for proposals
for changes in the work; summary log of status of each.
 Variation proposals: prepared by the contractor for the
owner, in response to variation requests; summary log of
status of each.
 Variations: orders from the owner authorizing changes in
the work; summary log of status of each. Note that one
log may suffice for variation requests, variation proposals
and variations. AAU, AAiT, Construction Management,2020
THANK YOU!

AAU, AAiT, Construction Management,2020