Success in construction isn’t determined on the job site – it’s won before the first shovel hits the ground. Just as a seasoned general secures victory through strategic planning, construction projects thrive when preconstruction is treated as the primary battleground. The greatest risk in construction isn’t delays or budget overruns – it’s failing to proactively address the inevitable hazards that threaten workers and efficiency.
This article details how to establish a project for success during preconstruction. Ignoring this phase means fighting an uphill battle in the field.
The First Planner System: Laying the Foundation
The core of effective preconstruction is a meticulously crafted plan. This isn’t just about timelines; it’s about anticipating every constraint, from weather and permitting to owner requirements and material lead times.
- Production Strategy: Define the project’s flow, sequence, and key breakout areas.
- Constraint Identification: Recognize and integrate all limitations into the plan.
- Takt Analysis: Use Takt planning to analyze major phases (foundations, structure, etc.) for optimal flow.
- Bottleneck Analysis: Identify critical activities and use historical data to estimate production rates.
- Schedule Integration: Embed constraints, support systems (dry-in, MEP), and procurement into the schedule.
- Procurement Strategy: Begin procurement meetings weekly and tie procurement to the project management system.
- Safety & Quality Integration: Review the plan with the team, ensuring safety and quality are central to the schedule.
People & Teaming: Building the Right Foundation
A plan is only as good as the team executing it. Engage key personnel early, including the superintendent, to ensure buy-in and collaborative planning.
- Early Engagement: Involve the project team as soon as possible.
- Collaboration Spaces: Design trailers that facilitate communication, enjoyment, and collaboration.
- Role Clarity: Define roles, scopes, and geographical responsibilities clearly.
- Standard Work: Develop standard work procedures for all team members.
- Realistic Scheduling: Ensure the schedule provides sufficient time to avoid last-minute crashes.
- Contract Review: Review General Conditions/General Requirements with the team before finalizing agreements.
Winning Over the Workforce: Prioritizing People
A motivated workforce is a safe and productive workforce. Invest in amenities and a positive environment.
- Onsite Facilities: Plan for clean bathrooms and comfortable lunchrooms.
- Communication Systems: Establish daily morning huddles for training and communication.
- Team Events: Budget for monthly barbecues and other workforce events.
- Worker Comfort: Design trailers and interaction areas for worker enjoyment.
- Basic Amenities: Provide adequate parking, portable water, and shaded areas.
- Positive Environment: Decorate for holidays and foster a fun work atmosphere.
Contracts & Costs: Driving Desired Behaviors
Contracts should reinforce positive behaviors and address potential issues proactively.
- Attachment Modifications: Modify work order attachments to incentivize desired behaviors.
- Coordination Buyouts: Secure coordination efforts (in-wall coordination, BIM, prefab) early in the process.
- Lean Integration: Buyout the Last Planner System and lean methodologies.
- Zero Tolerance Systems: Include zero-tolerance clauses in contracts for safety and quality violations.
Schedule Health & Right Detail: Maintaining a Living Document
The schedule isn’t static; it’s a tool for continuous improvement.
- Detailed Breakdown: Break down remaining project portions into granular tasks.
- Coordination Integration: Integrate lift drawings, BIM, and other coordination elements.
- MEP & Commissioning: Detail out MEP, startup, commissioning, testing, and balancing.
- Schedule Risk Analysis: Perform a schedule risk analysis with trade partner input.
- Baseline Establishment: Establish a baseline with the owner and maintain open communication.
Risk Analysis: Widening the Circle
Proactive risk management prevents costly surprises.
- Basis of Schedule: Maintain a clear basis of schedule.
- Sequence & Flow Maps: Use sequence and flow maps to identify potential bottlenecks.
- Trade Partner Input: Solicit feedback from trade partners whenever possible.
- Production Rates: Use historical production rates for activities without trade input.
- Milestone Agreement: Agree on milestones with the wider team and owner.
The Bottom Line: Invest Upfront, Save Later
Preconstruction is an investment. Cutting corners now will inevitably lead to costly problems in the field. Every day spent in preconstruction can save a week (or more) in the field.
Additional Tips:
- Start preconstruction as early as possible.
- Prioritize team health and collaboration.
- Dedicate builders to create the project on paper first.
- Invest in worker amenities and logistics support.
- Buyout lean behaviors and systems in the estimate.
- Prepare for long lead-time procurement.
- Host a fresh eyes meeting before going to GMP.
Successful preconstruction delivers:
- A Takt plan
- A master schedule (if required)
- Phasing drawings
- Coordinated logistics
- A realistic basis of schedule
- Supportive budgets
- The right team size
- Onsite support systems
Ignoring this process guarantees another chaotic, costly project. Flow planning, driven by Takt planning, is the key to reducing waste, optimizing efficiency, and winning in construction.
Jason Schroeder is a construction leader with 22 years of experience in field operations and project management. He is the Owner and Lead Consultant at Elevate Construction IST, focused on improving construction through training and leadership development.
