House Building Schedule

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How to Develop a Construction Schedule

By DoItYourself.com Staff

If you are building or remodeling a home, you will be confronted with the challenging task of scheduling several contractors. Unfortunately, construction is not a smooth process with definitive completion dates. Each construction project is unique in its process, scope of work, and goals. Because of this, you will need to analyze your project before it starts and develop a construction schedule.

Before beginning, understand your plan must be flexible. If you are building a home from scratch, you may run into delays in receiving your permit. This has a domino effect that pushes out the start dates of every contractor. If you have hired a General Contractor to build or remodel your home, there may be scheduling conflicts with other projects. If this is the case,

you will need to work directly with the builder on getting back on track. For the purpose of this article, it will be assumed you are hiring the contractors yourself and controlling the scheduling.

Construction projects work through the following process: 1. Home plan design

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3. Establishing temporary power to the site (so contractors can run their tools) 4. Site work

5. Foundation 6. Framing 7. Roofing

8. Installation of windows and doors 9. Siding

10. Rough mechanicals including plumbing, electrical and HVAC 11. Insulation

12. Drywall 13. Painting

14. Interior trim and other finish work 15. Flooring

16. Cabinets and countertops

As you can see, there are potentially 16 contractors that you will have to work with during the construction of a home. All of them will have numerous jobs in addition to yours. Products will arrive on site that are wrong or need to be switched out. Weather will hamper your efforts and make a contractor's job more difficult. So, how does one assemble any sort of construction schedule that will work? It begins with setting a deadline for completion. Typically, it takes between 10-12 months for someone to complete construction of a home. The more custom a home is, the longer it will take. Your particular project may be completed in six months, but the more detailed the plan or difficult the building lot, the more time it will take.

After setting a deadline for completion, select the contractors you would like to hire. Many processes will be involved in choosing the right contractor, but through a process of elimination, you can select a handful of builders. With the handful of contractors selected, you can then plan your construction project according to their schedules. For example, there may be two framers of equal ability and reputation, but one can start next week and the other in five weeks. Knowing this can help you can make an informed decision on which one will fit into the schedule. Speak with all the contractors you have selected and make sure they understand your schedule. If you find that one or several are not willing to work within your time frame, search for another contractor. In construction, time is money and unnecessary waiting costs you time.

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The other key ingredient to scheduling is being able to multi-task. As each phase of construction progresses, you will need to schedule another contractor (and sometimes several at the same time). For example, while the rough framing is being completed, you will want to call the plumber and electrician to perform their duties. While the plumber and electrician are working, you should contact the insulation and drywall installers. Stay one step ahead of the contractors working for you. Below is a flowchart showing a typical scheduling path:

• During the permitting phase, schedule site work contractors. • During site work, schedule foundation and framing contractors.

• When framing has started, contact mechanical contractors to start their "rough" phases.

• As framing approaches completion, schedule roofer and sider.

• As mechanical contractors are finishing their work, contact insulation and drywall contractors.

• When drywall is complete, schedule finish carpenter to install doors, mouldings, etc. • Upon completion, schedule interior painter.

The final phases of your project will involve installing cabinets, countertops and flooring materials. Often times, these trades are performed very closely to each other. Do not be afraid to put contractors in touch with each other! Time is money to them too, and any coordination they can do between themselves makes everyone happy.

Remember, a construction schedule is highly complex and filled with variables. This process cannot be mastered, but it can be controlled. This begins with setting goals and scheduling contractors beforehand (like assembling a puzzle). However, by understanding the general scheduling path, you can gain a better understanding of the way in which phases are completed. Read more: http://www.doityourself.com/stry/liveunderconstruct#ixzz0oj2V891g

A Sample Residential Construction Schedule

- (for a 6,000 square foot custom home)

How long does it take to build a house? Scroll down this page to see an example of a typical construction schedule for a large custom home. It was produced using Microsoft Project®_{4.1 scheduling software and}

includes most, but not all, of the activities involved in the process of building a new house in Maryland. Sample construction draws have been included for reference purposes, although individual lenders & mortgage companies will most likely have their own draw schedules.

Is The Full Working Schedule For Sale?

A number of professional custom homebuilders and project managers have asked to buy the Microsoft Project file that was used to create the home building construction schedule shown on this page. In response to these requests, you may now

download a sample Microsoft Project file and/or get more information about purchasing the complete working template.

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Notice that because construction draws from the lender typically follow the completion of various phases, or milestones, the cash flow on a project can be very irregular. While the money flowing out of a construction company; for employee salaries, benefits, office space, vehicles, insurance, equipment and other company expenses, typically occurs on a regular calendar based timeline, the money used to pay these expenses follows an event driven schedule. Therefore, besides the "normal" unplanned events that can affect the progress of a home building project, it is not

uncommon for home builders to rearrange construction schedules in order to gain access to draw money so that they are able to pay subcontractors and suppliers in a timely manner. By the way, this is generally a good thing (provided you have an honest builder) because subcontractors tend to follow the money and happy subs are almost always preferable to unhappy ones:-)

Will your house take this long to build?

Probably not; most home building projects will take less time, but some will take even more. For example, the timeline for a smaller house, with few options and less detailed finishes, which has been built many times before by professional builders, might be as short as 8 to 12 weeks. However, 6 to 9 months from start to finish is probably a more realistic average (average is not a good word for a typical homeowner). While a larger house, with more options, custom features, fancier finishes, and more owner involvement - especially if the owner has little construction experience - may very well take 1 1/2 to 2 years to complete. Then again, if you build your own house, and make the common mistake of moving in before every last detail is finished, well, you might be looking at decades instead of months or years — I speak from experience, but it's just a little trim in the powder room, and a short piece of baseboard behind the master bath door, and a small piece of molding in the hallway linen closet, and....

The actual schedule of completion for your specific project will vary based upon many factors including, but not limited to, size and degree of difficulty of the structure, site and weather conditions, material and contractor availability, crew sizes, effective scheduling and communication, the knowledge and experience of those managing the project, and perhaps most significantly, the number, timeliness, and complexity of the changes you will inevitably make to the original contract after construction has already begun.

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ID _NumberOutline Name Duration Predecessors Start Finish

1 1 Contracts 0.00d . Thu 6/5/08 Thu 6/5/08

2 1.1 __Supply Lot Sale Agreement 0.00d . Thu 6/5/08 Thu 6/5/08

3 1.2 __Supply Construction Agreement 0.00d . Thu 6/5/08 Thu 6/5/08

4 1.3 __Supply Contract Plans 0.00d 3 Thu 6/5/08 Thu 6/5/08

5 1.4 __Supply Contract Specifications 0.00d 3 Thu 6/5/08 Thu 6/5/08

6 1.5 __Supply Contract Site Plan 0.00d 3 Thu 6/5/08 Thu 6/5/08

7 1.6 __Secure Financing 0.00d . Thu 6/5/08 Thu 6/5/08

8 1.7 __Construction Loan Settlement 0.00d . Thu 6/5/08 Thu 6/5/08

9 2 Document Review & Revision 25.00d . Thu 6/5/08 Wed 7/9/08

10 2.1 __Review & Finalize Plans 15.00d 4 Thu 6/5/08 Wed 6/25/08

11 2.2 __Review & Finalize Specifications 20.00d 5 Thu 6/5/08 Wed 7/2/08

12 2.3 __Review & Finalize Site Plan 1.00d 6,10 Thu 6/26/08 Thu 6/26/08

13 2.4 __Print Construction Drawings 5.00d 10,11,12 Thu 7/3/08 Wed 7/9/08

14 2.5 __Approve Revised Plans 0.00d 13 Wed 7/9/08 Wed 7/9/08

15 2.6 __Approve Revised Specifications 0.00d 13 Wed 7/9/08 Wed 7/9/08

16 2.7 __Approve Revised Site Plan 0.00d 13 Wed 7/9/08 Wed 7/9/08

17 3 Bids & Contracts 24.00d . Thu 7/10/08 Tue 8/12/08

18 3.1 __Make Copies of Plans 3.00d 14 Thu 7/10/08 Mon 7/14/08

19 3.2 __Make Copies of Specifications 2.00d 15 Thu 7/10/08 Fri 7/11/08

20 3.3 __Distribute Plans & Specifications 1.00d 18,19 Tue 7/15/08 Tue 7/15/08

21 3.4 __Receive Bids 10.00d 20 Wed 7/16/08 Tue 7/29/08

22 3.5 __Review Bids 5.00d . Wed 7/30/08 Tue 8/5/08

25 3.6 __Execute Subcontractor Agreements 5.00d 23 Wed 8/6/08 Tue 8/12/08

26 4 Grading & Building Permits 17.00d . Thu 7/10/08 Fri 8/1/08

27 4.1 __Schedule lot stake-out 1.00d 13 Thu 7/10/08 Thu 7/10/08

28 4.2 __Stake lot 1.00d 27FS+3d Wed 7/16/08 Wed 7/16/08

29 4.3 __File Grading Permit Application 1.00d 16 Thu 7/10/08 Thu 7/10/08

30 4.4 __File Building Permit Application 3.00d 14,15,16 Thu 7/10/08 Mon 7/14/08

31 4.5 __Post Lot Identification 1.00d 28,29,30 Thu 7/17/08 Thu 7/17/08

32 4.6 __Meet Sed. Control Insp. 1.00d 29FS+2d,28,31 Fri 7/18/08 Fri 7/18/08

33 4.7 __Walk Lot w/ Owner 1.00d 32 Mon 7/21/08 Mon 7/21/08

34 4.8 __Install Construction Entrance 1.00d 32,33 Tue 7/22/08 Tue 7/22/08

35 4.9 __Install Sediment Controls 2.00d 32,33 Tue 7/22/08 Wed 7/23/08

36 4.10 __Sediment Control Insp. 1.00d 34,35 Thu 7/24/08 Thu 7/24/08

37 4.11 __Grading Permit Issued 1.00d 36 Fri 7/25/08 Fri 7/25/08

38 4.12 __County Permit Process 10.00d 30 Tue 7/15/08 Mon 7/28/08

39 4.13 __Building Permit Approved 1.00d 38,37 Tue 7/29/08 Tue 7/29/08

40 4.14 __Pay Permit Fees and Excise Taxes 1.00d 39FS+2d Fri 8/1/08 Fri 8/1/08

41 4.15 __Building Permit Issued 0.00d 40 Fri 8/1/08 Fri 8/1/08

42 5 Site Work 7.00d . Mon 7/28/08 Tue 8/5/08

43 5.1 __Clear Lot 3.00d 37 Mon 7/28/08 Wed 7/30/08

44 5.2 __Strip Topsoil & Stockpile 1.00d 43 Thu 7/31/08 Thu 7/31/08

45 5.3 __Stake Lot for Excavation 1.00d 43 Thu 7/31/08 Thu 7/31/08

46 5.4 __Rough grade lot 1.00d 43,45 Fri 8/1/08 Fri 8/1/08

47 5.5 __Excavate for foundation 2.00d 39,45,43,46 Mon 8/4/08 Tue 8/5/08

48 6 Foundation 24.00d . Wed 8/6/08 Mon 9/8/08

49 6.1 __Layout footings 1.00d 47 Wed 8/6/08 Wed 8/6/08

50 6.2 __Dig Footings & Install Reinforcing 1.00d 49 Thu 8/7/08 Thu 8/7/08

51 6.3 __Footing Inspection 0.00d 50 Thu 8/7/08 Thu 8/7/08

52 6.4 __Pour footings 1.00d 51 Fri 8/8/08 Fri 8/8/08

53 6.5 __Pin Footings 1.00d 52 Mon 8/11/08 Mon 8/11/08

54 6.6 __Stock Block, Mortar, Sand 1.00d 53 Tue 8/12/08 Tue 8/12/08

55 6.7 __Build Block Foundation 15.00d 53,54 Wed 8/13/08 Tue 9/2/08

56 6.8 __Foundation Certification 0.00d 55 Tue 9/2/08 Tue 9/2/08

57 6.9 __Draw #1 (Location Survey) 0.00d 56 Tue 9/2/08 Tue 9/2/08

58 6.10 __Fill Block Cores w/ Concrete 1.00d 55 Wed 9/3/08 Wed 9/3/08

59 6.11 __Steel Delivery 1.00d 58 Thu 9/4/08 Thu 9/4/08

60 6.12 __Set Lintels, Bolts, Cap Block 2.00d 59 Fri 9/5/08 Mon 9/8/08

61 6.13 __Lumber Delivery 1.00d 58 Thu 9/4/08 Thu 9/4/08

62 6.14 __Waterproofing and Drain Tile 1.00d 61 Fri 9/5/08 Fri 9/5/08

63 7 Rough Carpentry 44.00d . Tue 9/9/08 Fri 11/7/08

64 7.1 __Set Steel 1.00d 60 Tue 9/9/08 Tue 9/9/08

65 7.2 __1st Floor Deck Framing 4.00d 64 Wed 9/10/08 Mon 9/15/08

66 7.3 __1st Floor Wall Framing 4.00d 65 Tue 9/16/08 Fri 9/19/08

67 7.4 __Draw #2 (First Floor Deck) 0.00d 66 Fri 9/19/08 Fri 9/19/08

68 7.5 __2nd Floor Deck Framing 2.00d 67 Mon 9/22/08 Tue 9/23/08

69 7.6 __Draw #3 (Second Floor Deck) 0.00d 68 Tue 9/23/08 Tue 9/23/08

70 7.7 __2nd Floor Wall Framing 3.00d 69 Wed 9/24/08 Fri 9/26/08

71 7.8 __Set Roof Trusses 2.00d 70 Mon 9/29/08 Tue 9/30/08

72 7.9 __Frame Roof 7.00d 71 Wed 10/1/08 Thu 10/9/08

73 7.10 __Install Roof Plywood 5.00d 72 Fri 10/10/08 Thu 10/16/08

74 7.11 __Install Windows & Doors 2.00d 73,111 Wed 10/22/08 Thu 10/23/08

75 7.12 __Frame Basement 3.00d 72,81 Fri 10/10/08 Tue 10/14/08

76 7.13 __Frame Basement Bulkheads 2.00d 75,87,93 Thu 11/6/08 Fri 11/7/08

77 8 Concrete Slabs 8.00d . Thu 9/18/08 Mon 9/29/08

78 8.1 __Basement Slab Preparation 2.00d 65,91 Thu 9/18/08 Fri 9/19/08

79 8.2 __Termite Treatment Basment Slab 1.00d 78 Mon 9/22/08 Mon 9/22/08

80 8.3 __Slab Inspection 1.00d 79 Tue 9/23/08 Tue 9/23/08

81 8.4 __Pour Basement Slab 1.00d 80 Wed 9/24/08 Wed 9/24/08

82 8.5 __Prep Garage Slab 1.00d 81 Thu 9/25/08 Thu 9/25/08

83 8.6 __Termite Treatment Garage Slab 1.00d 82 Fri 9/26/08 Fri 9/26/08

84 8.7 __Pour Garage Slab 1.00d 83 Mon 9/29/08 Mon 9/29/08

85 9 H.V.A.C. 17.00d . Fri 10/10/08 Mon 11/3/08

86 9.1 __HVAC Layout & Measure 1.00d 72 Fri 10/10/08 Fri 10/10/08

87 9.2 __HVAC Rough-in 5.00d 86,111 Wed 10/22/08 Tue 10/28/08

88 9.3 __HVAC Set Indoor Units 2.00d 81,87 Wed 10/29/08 Thu 10/30/08

89 9.4 __HVAC Temporary Heat 2.00d 88 Fri 10/31/08 Mon 11/3/08

90 10 Plumbing Rough-in 37.00d . Tue 9/16/08 Wed 11/5/08

91 10.1 __Plumbing Sub-slab 2.00d 65 Tue 9/16/08 Wed 9/17/08

92 10.2 __Plumbing Layout 1.00d 91,87 Wed 10/29/08 Wed 10/29/08

93 10.3 __Plumbing rough-in 5.00d 92 Thu 10/30/08 Wed 11/5/08

94 11 County Plumbing Sub-slab Inspection 0.00d 91 Wed 9/17/08 Wed 9/17/08

95 12 County Plumbing Rough-in Inspection 0.00d 93 Wed 11/5/08 Wed 11/5/08

96 13 Electric Rough-in 19.00d . Fri 10/24/08 Wed 11/19/08

97 13.1 __Set Electric Boxes 2.00d 74 Fri 10/24/08 Mon 10/27/08

98 13.2 __Install Electric Service Panel 2.00d 97 Tue 10/28/08 Wed 10/29/08

99 13.3 __Electrical Walk-through 1.00d 98 Thu 10/30/08 Thu 10/30/08

100 13.4 __Electrical Rough-wire 14.00d 99 Fri 10/31/08 Wed 11/19/08

101 14 Specialty Rough-ins 5.00d . Thu 11/20/08 Wed 11/26/08

102 14.1 __Central Vacuum Rough-in 5.00d 100 Thu 11/20/08 Wed 11/26/08

103 14.2 __Alarm System Rough-in 5.00d 100 Thu 11/20/08 Wed 11/26/08

104 14.3 __Telephone System Rough-in 5.00d 100 Thu 11/20/08 Wed 11/26/08

105 14.4 __Television System Rough-in 5.00d 100 Thu 11/20/08 Wed 11/26/08

106 14.5 __Audio Visual Rough-in 5.00d 100 Thu 11/20/08 Wed 11/26/08

107 15 County Electrical inspection 0.00d 96,101 Wed 11/26/08 Wed 11/26/08

108 16 Draw #5 (Rough-ins complete) 0.00d 95,107 Wed 11/26/08 Wed 11/26/08

109 17 County Framing Inspection 0.00d 95FS+1d,107FS+1d Thu 11/27/08 Thu 11/27/08

110 18 Roofing 68.00d . Fri 10/17/08 Tue 1/20/09

111 18.1 __Roofing Paper Installed 3.00d 73 Fri 10/17/08 Tue 10/21/08

112 18.2 __Draw #4 (Roof, windows, doors) 0.00d 74,111 Thu 10/23/08 Thu 10/23/08

113 18.3 __Stock Roof Shingles 1.00d 112 Fri 10/24/08 Fri 10/24/08

114 18.4 __Install Roof Shingles 7.00d 113,119 Mon 1/12/09 Tue 1/20/09

115 19 Exterior Finishes 56.00d . Fri 10/24/08 Fri 1/9/09

116 19.1 __Siding 3.00d 74 Fri 10/24/08 Tue 10/28/08

117 19.2 __Exterior Trim 7.00d 116 Wed 10/29/08 Thu 11/6/08

118 19.3 __Brick Arch Forms 1.00d 117 Fri 11/7/08 Fri 11/7/08

119 19.4 __Brick Veneer 45.00d 118 Mon 11/10/08 Fri 1/9/09

120 20 Insulation 5.00d . Fri 11/28/08 Thu 12/4/08

121 20.1 __Caulk & Air Seal 1.00d 109 Fri 11/28/08 Fri 11/28/08

122 20.2 __Draft & Fire Stop 1.00d 121 Mon 12/1/08 Mon 12/1/08

123 20.3 __Batt Insulation 3.00d 121,122 Tue 12/2/08 Thu 12/4/08

124 21 County Insulation Inspection 0.00d 123,120 Thu 12/4/08 Thu 12/4/08

125 22 BGE Energy Wise Inspection 0.00d 124 Thu 12/4/08 Thu 12/4/08

126 23 Drywall 26.00d . Fri 12/5/08 Fri 1/9/09

127 23.1 __Stock Drywall 1.00d 124 Fri 12/5/08 Fri 12/5/08

128 23.2 __Hang Drywall 5.00d 127 Mon 12/8/08 Fri 12/12/08

129 23.3 __Remove Scrap Drywall 1.00d 128 Mon 12/15/08 Mon 12/15/08

130 23.4 __Tape and Finish Drywall 15.00d 128,129 Tue 12/16/08 Mon 1/5/09

131 23.5 __Sand Drywall 1.00d 130 Tue 1/6/09 Tue 1/6/09

132 23.6 __Drywall Point-up 3.00d 131 Wed 1/7/09 Fri 1/9/09

133 24 Draw #6 (Insulation & drywall applied) 0.00d 128,126 Fri 1/9/09 Fri 1/9/09

134 25 Floor Finishes 76.00d . Tue 1/13/09 Tue 4/28/09

135 25.1 __Ceramic Tile 15.00d 142 Tue 1/13/09 Mon 2/2/09

136 25.2 __Install Hardwood Floor 4.00d 146 Fri 3/27/09 Wed 4/1/09

137 25.3 __Sand, Stain, Seal Hardwood 5.00d 196 Thu 4/16/09 Wed 4/22/09

138 25.4 __Install Carpet 4.00d 137 Thu 4/23/09 Tue 4/28/09

139 25.5 __Final Coat Hardwood 2.00d 196 Thu 4/16/09 Fri 4/17/09

140 26 Paint 59.00d . Wed 1/7/09 Mon 3/30/09

141 26.1 __Prep Drywall for Prime Coat 2.00d 131 Wed 1/7/09 Thu 1/8/09

142 26.2 __Prime Paint Drywall 2.00d 141 Fri 1/9/09 Mon 1/12/09

143 26.3 __Prep Trim for Prime Coat 2.00d 142,152 Wed 1/21/09 Thu 1/22/09

144 26.4 __Prime Trim 2.00d 143 Fri 1/23/09 Mon 1/26/09

145 26.5 __Finish Coat Trim 10.00d 144,156 Mon 2/23/09 Fri 3/6/09

146 26.6 __Finish Coat Drywall 14.00d 145,132 Mon 3/9/09 Thu 3/26/09

147 26.7 __Caulk Exterior Windows & Doors 1.00d 146,117 Fri 3/27/09 Fri 3/27/09 148 26.8 __Finish Coat Exterior Trim & Siding 1.00d 147 Mon 3/30/09 Mon 3/30/09

149 27 Draw #7 (Roofing, masonry, siding) 0.00d 114,157 Tue 3/31/09 Tue 3/31/09

150 28 Interior Trim 29.00d . Tue 1/13/09 Fri 2/20/09

151 28.1 __Interior Trim Delivery 1.00d 142 Tue 1/13/09 Tue 1/13/09

152 28.2 __Install Interior Doors 5.00d 151 Wed 1/14/09 Tue 1/20/09

153 28.3 __Install Interior Trim 15.00d 152 Wed 1/21/09 Tue 2/10/09

154 28.4 __Install Cabinetry 5.00d 153 Wed 2/11/09 Tue 2/17/09

155 28.5 __Install Appliances 1.00d 154 Wed 2/18/09 Wed 2/18/09

156 28.6 __1st Punch-out Interior Trim 2.00d 155,144 Thu 2/19/09 Fri 2/20/09

157 29 H.V.A.C. Trim 1.00d 140 Tue 3/31/09 Tue 3/31/09

158 29.1 __Install Grills & Registers for Paint 1.00d 131 Tue 3/31/09 Tue 3/31/09

159 29.2 __Set Outdoor Units 1.00d 165 Tue 3/31/09 Tue 3/31/09

160 30 Plumbing Trim 5.00d . Thu 4/2/09 Wed 4/8/09

161 30.1 __Set Fixtures 4.00d 135,136,146,154 Thu 4/2/09 Tue 4/7/09

162 30.2 __Connect Appliances 1.00d 161 Wed 4/8/09 Wed 4/8/09

163 31 County Final Plumbing Inspection 0.00d 160 Wed 4/8/09 Wed 4/8/09

164 32 Exterior Landscaping 32.00d . Mon 1/12/09 Tue 2/24/09

165 32.1 __Rough Final Grade 1.00d 119 Mon 1/12/09 Mon 1/12/09

166 32.2 __Patios 7.00d 165,119 Tue 1/13/09 Wed 1/21/09

167 32.3 __Porches 5.00d 166,119 Thu 1/22/09 Wed 1/28/09

168 32.4 __Sidewalks 7.00d 167,119 Thu 1/29/09 Fri 2/6/09

169 32.5 __Decks 7.00d 168,119 Mon 2/9/09 Tue 2/17/09

170 32.6 __Driveways 2.00d 165,169 Wed 2/18/09 Thu 2/19/09

171 32.7 __Final Grade and Seed 3.00d 170,166,167,168 Fri 2/20/09 Tue 2/24/09

172 33 Electrical Final Trim 160.00d . Thu 6/5/08 Wed 1/14/09

173 33.1 __Switch & Plug 2.00d 142,100 Tue 1/13/09 Wed 1/14/09

174 33.2 __Install Fixtures 1.00d . Thu 6/5/08 Thu 6/5/08

175 33.3 __Connect Appliances 1.00d . Thu 6/5/08 Thu 6/5/08

176 34 Hardware 12.00d . Fri 3/27/09 Mon 4/13/09

177 34.1 __Door Hardware 2.00d 145,146 Fri 3/27/09 Mon 3/30/09

178 34.2 __Bath Hardware 2.00d 145,146 Fri 3/27/09 Mon 3/30/09

179 34.3 __Mirrors 5.00d 178 Tue 3/31/09 Mon 4/6/09

180 34.4 __Shower Doors 10.00d 178 Tue 3/31/09 Mon 4/13/09

181 35 Draw #8 (Prime paint, cabinets, doors) 0.00d 142,152,154 Tue 2/17/09 Tue 2/17/09 182 36 Draw #9 (Trim, furnace, hrdwd, tile, rails) 0.00d 153,181 Tue 2/17/09 Tue 2/17/09 183 37 Draw #10 (Plumbing & elec. trim, final _paint) 0.00d 146,182 Thu 3/26/09 Thu 3/26/09

184 38 Final Building Inspection 0.00d 183 Thu 3/26/09 Thu 3/26/09

185 39 Use & Occupancy Certificate 0.00d 184FS+3d Tue 3/31/09 Tue 3/31/09

186 40 First Walk-thru 0.00d 185 Tue 3/31/09 Tue 3/31/09

187 41 Draw #11 (Final payment per contract) 0.00d 186 Tue 3/31/09 Tue 3/31/09

188 42 Final Punch-out 9.00d . Wed 4/1/09 Mon 4/13/09

189 42.1 __Punch Out Walk-thru List 4.00d 186 Wed 4/1/09 Mon 4/6/09

190 42.2 __Trim and Adjust Doors 2.00d 184,189 Tue 4/7/09 Wed 4/8/09

191 42.3 __Paint Touch-up 3.00d 190 Thu 4/9/09 Mon 4/13/09

192 43 Cleaning 14.00d . Fri 3/27/09 Wed 4/15/09

193 43.1 __Windows 3.00d 145,146 Fri 3/27/09 Tue 3/31/09

194 43.2 __Rough Clean 3.00d 193 Wed 4/1/09 Fri 4/3/09

195 43.3 __Final Clean 2.00d 176,188 Tue 4/14/09 Wed 4/15/09

196 44 Final Walk-through 0.00d 187,188,192 Wed 4/15/09 Wed 4/15/09

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Hand & Power Tools, Construction Calculators, Surveying

Instruments & Tool Bags

http://www.b4ubuild.com/links/tools.shtml

Teach us to number our days aright, that we may gain a heart of wisdom. - Psalm 90:12

In home building and remodeling, people rely on one another. Their relationships are interdependent. When you create a Schedule what you're

actually doing is arranging events between people. You're making your best effort to organize people and events before the first shovel full of

dirt is turned.

This is not a clean, neat operation: There will be conflicts between Design and Build considerations. Individual differences between participants will create competing values and concerns. Dissimilar sensibilities impose varying standards for Quality Control. And when you're told by a Trade Contractor, "I'll be there on Monday morning," what does this really mean?

85 9 H.V.A.C. 17.00d . Fri 10/10/08 Mon 11/3/08

110 18 Roofing 68.00d . Fri 10/17/08 Tue 1/20/09

116 19.1 __Siding 3.00d 74 Fri 10/24/08 Tue 10/28/08

126 23 Drywall 26.00d . Fri 12/5/08 Fri 1/9/09

140 26 Paint 59.00d . Wed 1/7/09 Mon 3/30/09

166 32.2 __Patios 7.00d 165,119 Tue 1/13/09 Wed 1/21/09

167 32.3 __Porches 5.00d 166,119 Thu 1/22/09 Wed 1/28/09

169 32.5 __Decks 7.00d 168,119 Mon 2/9/09 Tue 2/17/09

179 34.3 __Mirrors 5.00d 178 Tue 3/31/09 Mon 4/6/09

193 43.1 __Windows 3.00d 145,146 Fri 3/27/09 Tue 3/31/09

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For a construction organization to remain effective, the Owner must maintain a dual fit between what goes on in the marketplace and what occurs on the jobsite. The Owner stands in the "middle" looking both directions. On one hand, there's the economic environment comprised of realtors, lenders, realtors, public agencies, manufacturers, suppliers, and trade contractors. On the other hand, there's the site criteria defined by Owner's life/home style, soil conditions, weather patterns, access to public utilities, and flow of work activities.

What this means is the Owner should recognize the natural linkages between off-site and on-site events. The point is to Design/Build with people in mind. The Owner formulates an "agenda" when doing a construction project taking into consideration the key events for management of a residential construction project. By defining what best fits your situation, the Owner is prepared for the uncertainties, and provides leadership to the entire organization of people.

Here are the key elements for management of a residential construction project, either new construction or a remodel project:

1. PROJECT PLANNING

85 9 H.V.A.C. 17.00d . Fri 10/10/08 Mon 11/3/08

110 18 Roofing 68.00d . Fri 10/17/08 Tue 1/20/09

116 19.1 __Siding 3.00d 74 Fri 10/24/08 Tue 10/28/08

126 23 Drywall 26.00d . Fri 12/5/08 Fri 1/9/09

140 26 Paint 59.00d . Wed 1/7/09 Mon 3/30/09

166 32.2 __Patios 7.00d 165,119 Tue 1/13/09 Wed 1/21/09

167 32.3 __Porches 5.00d 166,119 Thu 1/22/09 Wed 1/28/09

169 32.5 __Decks 7.00d 168,119 Mon 2/9/09 Tue 2/17/09

179 34.3 __Mirrors 5.00d 178 Tue 3/31/09 Mon 4/6/09

193 43.1 __Windows 3.00d 145,146 Fri 3/27/09 Tue 3/31/09

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2. DECISION MAKING PROCESS 3. DESIGN-BUILD MATRIX 4. BUILDING GREEN 5. CONTRACT DOCUMENTS 6. DRAWINGS 7. SPECIFICATIONS 8. PERMITS 9. BUDGET ESTIMATE 10. COST ANALYSIS 11. PURCHASING 12. TRADE CONTRACTORS 13. SUPPLIERS 14. SCHEDULING 15. SAFETY 16. QUALITY CONTROL 17. PUNCH LIST

The key elements for project management are presented in outline form appearing in a vertical column. These elements are presented in this format so you can visualize a "linear way" of modeling Project Management.

The following "Topic Diagram" presents the very same elements in a "systems way" as a horizontal flow chart. The elements are presented in this format to show interdependent relationships.

By placing the "linear way" adjacent to the "systems way," you have the opportunity to compare two different formats for the same information. You should be impressed by the interdependence of people and events.

85 9 H.V.A.C. 17.00d . Fri 10/10/08 Mon 11/3/08

110 18 Roofing 68.00d . Fri 10/17/08 Tue 1/20/09

116 19.1 __Siding 3.00d 74 Fri 10/24/08 Tue 10/28/08

126 23 Drywall 26.00d . Fri 12/5/08 Fri 1/9/09

140 26 Paint 59.00d . Wed 1/7/09 Mon 3/30/09

166 32.2 __Patios 7.00d 165,119 Tue 1/13/09 Wed 1/21/09

167 32.3 __Porches 5.00d 166,119 Thu 1/22/09 Wed 1/28/09

169 32.5 __Decks 7.00d 168,119 Mon 2/9/09 Tue 2/17/09

179 34.3 __Mirrors 5.00d 178 Tue 3/31/09 Mon 4/6/09

193 43.1 __Windows 3.00d 145,146 Fri 3/27/09 Tue 3/31/09