Breakout Session: CPM Scheduling The Full Potential of the CPM Scheduling Process Brandon Howell January 29, 2019 LAYTONCONSTRUCTION.COM 2 nd most common cause of disputes in 2016 was poorly drafted or 1/3 of all construction contracts end in dispute incomplete / unsubstantiated claims - Arcadis: 2017 Global Construction Disputes Report
What We Will Cover… • Scheduling 101 • How to organize and manage your schedule as a defense tool • Key data to monitor in the schedule to avoid liability in the case of claims • Steps needed to maintain documentation during the scheduling process
Schedule in a Nutshell
Organizing your Schedule as a Defense Tool • How to document delays • Backup documentation
Question… When should you As soon as you realize document a delay in the there’s an impact schedule?
Delay Fragnet Example
Weather Delay Example
Use the Notebook
How do you Mitigate Delays? • Watch for trends with trouble subs • Always document the delay first • Understand the impacts and who’s responsible • Make a copy of the schedule • Prepare acceleration options
Backup Documentation Delay Binder Delay Binder Delay Binder Delay Binder
Table of Contents 1 Tab 1 PCO #48 – Building 21 Structural Steel Changes 2 Tab 2 PCO #58 – Bulletin L-008 Revisions to Door Hardware 3 Tab 3 RFI #13 – Unit Height Conflicts 4 Tab 4 RFI #29 – Structural Steel Clarifications 5 Tab 5 RFI #127 – Building 21 Canopy Attachment
Tab 1 1 PCO #48 – Building 21 Structural Steel Changes 2 Delay Fragnet 3 4 5
Tab 1 1 PCO #48 – Building 21 Structural Steel Changes 2 PCO #48 – Time Impact Analysis 3 4 5
Tab 1 1 PCO #48 – Building 21 Structural Steel Changes 2 3 4 5
Tab 2 1 PCO #58 – Bulletin L-008 Revisions to Door Hardware 2 Delay Fragnet 3 4 5
Tab 2 1 PCO #58 – Bulletin L-008 Revisions to Door Hardware 2 3 4 5
What to Monitor in the Schedule • Milestone Management • Determine responsibility • Concurrency analysis • Watch trouble subs closely
Milestone Management Milestone Trending Chart 14 14 12 10 8 9 6 4 2 Baseline Projected Late Finish Projected Acceleration 0 Month 1 Month 2 Month 3 Month 4 Month 5 Month 6 Month 7 Month 9 Month 10
Determine Responsibility
Concurrency Analysis Concurrent Delays Storefront / Canopy Re-Design Joint Trench Delays RFI #204 - Bored Holes in Walls Permanent Power Delays Lift Station Procurement Drywall Manpower Countertop Procurement RFI #307 - Elevator Counterweight Expansion Joint Procurement Framing Manpower Owner GC 0 10 20 30 40 50 60 70
Steps to Maintain Documentation • Open communication between Scheduler and Project Team • Information that the Scheduler needs • Death by 1,000 cuts / Measles
Open Communication The project team needs to let the Scheduler know of all major changes if there is a potential for schedule impact
Information the Scheduler Needs • What’s the trigger? • Date any documentation was issued (RFI, ASI, etc.) • Copy of the actual document • If added scope, develop delay Fragnet • What activities are being impacted?
Death by 1,000 Cuts Numerous or constant changes to the project
PCO’s vs. Substantial Completion 160 15-Jul-15 147 PCO's vs. Substantial Completion 140 6-Apr-15 Contract Completion 96 120 27-Dec-14 100 Time Extension 80 18-Sep-14 104 60 10-Jun-14 40 51 2-Mar-14 20 0 22-Nov-13 PCO Start PCO Approvals Contract Completion Substantial Completion
Measles Demonstration
GRANITE MOUNTAIN IMPACT ANALYSIS
GRANITE MOUNTAIN Impa pacts S Suc uccess essful ully O Over ercome Thr hroughout t the P he Projec ect • Power Pole – The power pole supplying the main power to the existing building was replaced with a below-grade power feed. • Rock Slide – Boulders sheared off the face of the mountain landing where the new building needed to be built. • Asbestos – The asbestos survey was found to be inaccurate causing a large amount of additional asbestos to require abatement • Lead Paint – The hazardous material survey was found to be inaccurate requiring additional lead paint to require abatement • Existing Operations – Employees were much more sensitive to dust, noise, and odors than expected. • Ground Rock – The soils report indicated that below-grade rock should not have been as large an impact as it was. • Avalanches – Snow and ice slide threats were not expected to impact the project as much as they did. • Rock Pinning and Analysis – The need to pin rock and analyze the threats to safety were not expected. • Winter – The project was originally expected to span one winter, but was required to span two.
PERMANENT POWER MOVED UNDERGROUND
LAYTON RELEASED TO START CONSTRUCTION
CONCRETE IMPACT #10 - Potential Water Tank Rock Slide / Tank Re-Design CONCRETE IMPACT #3 - RFI #195 & 196 – Grade Beam Delay
CONCRETE IMPACT #7- Snow & Ice Slides
CONCRETE IMPACT #8A - Design flaws between architectural & structural CONCRETE IMPACT #8B - 2ea Missing CC3 columns on structural S302, C2 & C7
CONCRETE IMPACT #14 - Hydration of leveling slabs in the vaults – Added cost of de-humid CONCRETE IMPACT #1 - Column size discrepancies (A line S302 vs A line A302)
CONCRETE IMPACT #12 - 2 nd Floor Matt Slab Change Re-Sequencing from Delays
FINAL COMPLETION DATE DECEMBER 2, 2015
PCO #001 PCO #018 PCO #035 PCO #052 PCO #069 PCO #086 PCO #103 PCO #120 PCO #137 PCO #154 PCO #171 PCO #188 PCO #205 PCO #222 PCO #002 PCO #019 PCO #036 PCO #053 PCO #070 PCO #087 PCO #104 PCO #121 PCO #138 PCO #155 PCO #172 PCO #189 PCO #206 PCO #223 PCO #003 PCO #020 PCO #037 PCO #054 PCO #071 PCO #088 PCO #105 PCO #122 PCO #139 PCO #156 PCO #173 PCO #190 PCO #207 PCO #224 PCO #004 PCO #021 PCO #038 PCO #055 PCO #072 PCO #089 PCO #106 PCO #123 PCO #140 PCO #157 PCO #174 PCO #191 PCO #208 PCO #225 PCO #005 PCO #022 PCO #039 PCO #056 PCO #073 PCO #090 PCO #107 PCO #124 PCO #141 PCO #158 PCO #175 PCO #192 PCO #209 PCO #006 PCO #023 PCO #040 PCO #057 PCO #074 PCO #091 PCO #108 PCO #125 PCO #142 PCO #159 PCO #176 PCO #193 PCO #210 PCO #007 PCO #024 PCO #041 PCO #058 PCO #075 PCO #092 PCO #109 PCO #126 PCO #143 PCO #160 PCO #177 PCO #194 PCO #211 PCO #008 PCO #025 PCO #042 PCO #059 PCO #076 PCO #093 PCO #110 PCO #127 PCO #144 PCO #161 PCO #178 PCO #195 PCO #212 PCO #009 PCO #026 PCO #043 PCO #060 PCO #077 PCO #094 PCO #111 PCO #128 PCO #145 PCO #162 PCO #179 PCO #196 PCO #213 PCO #010 PCO #027 PCO #044 PCO #061 PCO #078 PCO #095 PCO #112 PCO #129 PCO #146 PCO #163 PCO #180 PCO #197 PCO #214 PCO #011 PCO #028 PCO #045 PCO #062 PCO #079 PCO #096 PCO #113 PCO #130 PCO #147 PCO #164 PCO #181 PCO #198 PCO #215 PCO #012 PCO #029 PCO #046 PCO #063 PCO #080 PCO #097 PCO #114 PCO #131 PCO #148 PCO #165 PCO #182 PCO #199 PCO #216 PCO #013 PCO #030 PCO #047 PCO #064 PCO #081 PCO #098 PCO #115 PCO #132 PCO #149 PCO #166 PCO #183 PCO #200 PCO #217 PCO #014 PCO #031 PCO #048 PCO #065 PCO #082 PCO #099 PCO #116 PCO #133 PCO #150 PCO #167 PCO #184 PCO #201 PCO #218 PCO #015 PCO #032 PCO #049 PCO #066 PCO #083 PCO #100 PCO #117 PCO #134 PCO #151 PCO #168 PCO #185 PCO #202 PCO #219 PCO #016 PCO #033 PCO #050 PCO #067 PCO #084 PCO #101 PCO #118 PCO #135 PCO #152 PCO #169 PCO #186 PCO #203 PCO #220 PCO #017 PCO #034 PCO #051 PCO #068 PCO #085 PCO #102 PCO #119 PCO #136 PCO #153 PCO #170 PCO #187 PCO #204 PCO #221
THANK YOU! Brandon Howell Manager of Corporate Scheduling Layton Construction Company 801-556-3807 bhowell@laytonconstruction.com
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