Ch5

Front 1

Phases of a project life cycle:

Back 1

Idea generated.Project Financed.

Design Initiated and completed.

Construction.

Turned over to the owner.

Put in service.

Maintained, repaired.

Replaced or demolished.

Front 2

Principal Tasks in the life cycle of a project

Back 2

Project Initiation.

Feasibility Analysis.

Financing.

Design.

Procurement.

Construction.

Turnover and Start up.

Operation of the facility.

Disposal of the facility.

Front 3

Project initiation

Back 3

All construction activity is the result of basic economic demand.

Construction activity tends to foster further construction activity.

Recognizing needs is the first step:There must be a way to move from recognition to reality

Economic structure of the country

Market driven economy.

Kingdom/Shiekhdom.

Dictatorship.

Front 4

Feasibility Analysis

Back 4

Demand.

Cost of actual construction.

Cost of money.

Timing and the duration of the project.

During the early analysis stage, the owner consults with architects and construction professionals. Once these elements (Demand, Cost of construction, Financing cost, and time to market) have been analyzed, the decision will be made to move forward or to cancel the project.

Front 5

Financing

Back 5

Once the project gets past the first hurdle of profitability.

The next step is to line up financing.

Some investment is required (approximately 20%-40%)

Banks or other institutions.

Outside investors.

Sell stocks.

These institutions perform their own feasibility study on ROI and risks involved.

Front 6

Design of the project

Back 6

Once the owner decide to move forward, he typically hires a design professional.If the project moves to the construction phase, he hires a construction professional who provides cost, schedule, and construction advice throughout the design process. Design is usually divided into distinct stages so the owner can review the progress at milestones along the way.Programming – A concisely written project objective matched to the owner’s budget and schedule.Schematic – An investigation of different design alternatives that meet the program.Design Development – A continuation and refinement of the selected design scheme accomplished on a system by system basis.Construction Document – The preparation of the final documents used to describe the work to the builders.

Front 7

programming

Back 7

It is the basis of the design. It describes the spaces needed, service required in those spaces, and the relationships of the functions to be performed to be performed in the buildings.Can be written by the owner, user, architect, or by outside professional hired by the owner for his/her expertise in programming.The key in this phase is to have extensive user involvement because this is where unique and specific requirements are identified.Depends on two things – The sophistication of the owner or the complexity of the facility.In this stage, the owner uses square foot estimates provided by construction professional to check the financial feasibility.When programming is complete, the owner has the information about the needed size of the project in relation to the requirements of the users: MEP systems etc.Usually an estimate and schedule are provided to give the owner the preliminary information gained at this stage. The owner may choose to proceed or cancel at this stage.

Front 8

Schematic Design

Back 8

The designer begins actual design of the project.In this stage, the designer defines the building ‘s characteristics in a number of ways.Before schematic designs begins, the owner selects a site and conducts investigative work to determine the soil conditions so they can determine foundation and structure .The architect prepares the floor plans, visual forms, form and function relationship is determined.Preliminary decisions regarding structural, environmental, and other systems are made and outline specifications developed.Many alternatives are generated to find the best design solutions. Usually two or three alternatives survive the process. These are presented to the owner.Schematic design (continued)Construction professional develop early conceptual estimates for the owner.Constructability issues are identified. Long lead materials are identified.Once the schematic design is complete, the owner is faced with a go, no go decision.All market info, financing costs, construction costs, and design are factored into the decision.

Front 9

Design Development

Back 9

In this phase the designer pursues a single design concept. The main purpose is to refine the design and obtain detailed information from the users about their requirements.Structural, plumbing, elevator, roofing, mechanical, exterior, façade, electrical etc. are finalized.Conversations are in greater details such as how many electrical outlets etc.Cost estimates are refigured. The estimates in this phase are the most important. Why?The owner has a greater degree of certainty about the final cost of the project.Once again, a go or no go decision needs to be made.If early stages were accurate, their should be no surprises at this stage.

Front 10

Construction Documents

Back 10

The architect prepares final construction documents used to bid the job.

Represent the work that will be actually done.

They should meet the design criteria.

Reflect the design as agreed in the schematic phase.

Front 11

Procurement

Back 11

Procurement is defined as the process of finding and purchasing the material called for in the contract and hiring the best sub contractors to build the project.

First task is to hire subs who will erect and assemble the project.

How is it done in the Design/Bid/Build , Design/Build , and Construction Management projects?

Sometimes the owners purchases long lead items and assigns them to the subcontractors to utilize throughout the construction process.

Front 12

Construction

Back 12

Construction commences after procurement is completed.

The main elements involved in construction is managing and coordinating the field operations through schedules.Identifying safe work practices.

Must provide tools and supplies, order correct materials.

Must monitor schedule, cost, and quality.

Front 13

Turnover and Startup

Back 13

Turnover is complicated and tedious. Why?One of the more intense stages of creating a project.

Training the end user in the operation and maintenance of the systems.

Required to order spare parts and create a inventory system to track and monitor them.

Provide certificates of warranty to the owner.

As built drawings must be provided to the owner.

Turnover is also a legal process in which the building becomes the legal property of the owner.

Various legal certificates such as certificate of occupancy and certificate of substantial completion.

Other docs like inspection reports, completed change orders, and waivers that protect all parties after the contractual relationship is severed at the end of the project are submitted.

Front 14

Operation of the facility

Back 14

This phase is the responsibility of the owner.

This is the period in which the building is put to use for which it was intended.

This phase could last for many years before necessary changes or renovations are necessary.

This phase is the most expensive phase during the life cycle of the project since construction costs are a fraction of operating costs.

Keeping track of operating costs can help in designing future projects. How?

Front 15

Disposal of the facility

Back 15

At the end of the project’s useful life, the project could face any of the following:Closed down or abandoned.It may be disassembled or removed.It may be renovated or overhauled. An economic and financial analysis must be conducted to determine if the new investment is viable.