One of the most frequent hurdles in the construction industry is the dreaded project delay. Whether it’s a supply chain hiccup, a labor shortage, or an unforeseen site issue, scheduling setbacks are common, but they shouldn’t be treated as inevitable.
At LaunchPM, we believe that “expecting delays” shouldn’t mean “accepting” them. While you can’t control the weather or global supply chain issues, you can control your preparation and planning. In this blog, we discuss how to manage the construction process to help keep timelines organized and projects on track. Here are three tips to consider:
1. Pre-Planning and Proactive Communication
Delays occur or snowball often due to a lack of planning or communication. If someone fails to order materials or is held up on another job site, it impacts the workflow on any given day and the overall schedule of the project. Investing time in upfront planning and identifying and ordering necessary materials in advance is vital in avoiding delays. Communicating the plan and keeping everyone informed of any changes keeps a project on track. Then, if or when there is an issue getting supplies or a subcontractor is unable to work, the project manager is better prepared to respond or find a solution. Also, the earlier a project manager knows, the faster they can shift to other trades or suppliers to fill the gap.
Maintaining strong lines of communication and closely tracking and monitoring project schedules, weekly (if not daily), helps to quickly identify potential bottlenecks, such as long-lead items for specialized materials, and adjust as needed. Minimizing or managing construction delays is possible if you keep a project’s progress moving forward in one area, while it may be held up in another.
2. Conducting Due Diligence Eliminates Surprise Factor
While strategic planning is your best defense against construction delays, many projects fall behind before the first wall is even touched. These setbacks are usually caused by “surprises” hidden deep within the walls or beneath the slab. Conducting due diligence is an essential tool in planning and for circumventing costly construction delays.
The LaunchPM team is frequently brought in by brokers and property managers to conduct a Property Condition Assessment (PCA). Think of a PCA as a home inspection on steroids. It is a comprehensive, technical evaluation of commercial real estate designed to uncover unknowns before you close a deal or kick off a tenant improvement project.
Performing a PCA initially provides a realistic picture of the property to form a true outline of the project’s true scope and to develop more accurate estimates for building out a space and making necessary repairs. It also decreases the potential of hidden structural issues or failing systems from arising during mid-construction that typically derail schedules and inflate budgets.
The Bottom Line
A thorough PCA answers two fundamental questions: “What is wrong with the property, and how much will it cost to fix?” Conducting a property assessment provides a deeper dive into:
- Structural Integrity: Identifying design flaws, bad workmanship or engineering issues.
- Mechanical Systems: Evaluating the lifespan of HVAC, plumbing and electrical components.
- Maintenance History: Spotting deferred maintenance issues that compound over time.
Identifying structural problems or risks during the due diligence period gives property owners and project managers a clearer picture of the work required. It also offers insight that can be used as leverage for negotiating price reductions or seller concessions and protecting ROI from emergency expenses down the road.
3. Minimizing Delays and Liability
Beyond negotiations, a PCA serves as a roadmap for formulating a construction timeline. It reduces the need for repairs or construction problems that tend to hold up schedules and increase costs. Assessing and documenting a property’s condition at the time of purchase reveals certain hazards that are not readily foreseeable and protects property owners from legal and financial exposure after a construction project is complete.
4. Integrating solutions and estimates
Estimating costs is more accurate and easier when you know what you are dealing with. Investing in due diligence eliminates the lag times that inevitably occur when you discover a problem and then need more time to solve that problem. Then, the repair costs and timelines are integrated into the initial project plan and the budget, allowing the project schedule to remain aligned. It decreases the chance of a stop-and-start cycle that happens when a project must be paused to address an issue, secure new approvals and approve emergency funding.
5. Vetting and Accountability
When a project doesn’t go as planned, successfully managing issues and delays largely depends on the people on-site. Hiring reliable project managers and trade partners relies on a comprehensive vetting process and building strong relationships with the various trades that have a proven track record. If a project delay is unavoidable, the focus shifts to having the right people in place to mitigate the situation and find an optimal solution. The questions that should be addressed include:
- Can we re-sequence the work?
- Is there a comparable material substitute available immediately?
- Is there another resource available?
The LaunchPM Difference
Accepting delays as part of the construction process isn’t how we work. Incorporating early-stage assessments, pre-planning, realistic construction schedules and active site management ensures that a project moves forward as efficiently as possible.
Are you looking for a new commercial property or planning a tenant improvement project? If so, let’s start with a Property Condition Assessment before you close on a purchase or break ground. Contact us to talk with our knowledgeable project managers to learn what we will do to make sure your project remains on time, in budget and is built on solid ground.
