1
CONSTRUCTION PROJECT MANAGEMENT
CONSTRUCTION PROJECT MANAGEMENT
lecture for MSc programme
Andrzej Czemplik, PhD
©
building C-7, room. 801, phone 71 320 23 69
e-mail: andrzej.czemplik@pwr.wroc.pl
This presentation can be used only by students of
Civil Engineering Faculty of Wroclaw University of
Technology for the purpose of the course:
CONSTRUCTION PROJECT MANAGEMENT
ANDRZEJ CZEMPLIK presentation to the lecture
CONSTRUCTION PROJECT MANAGEMENT
2
COST CONTROL
OF
CONSTRUCTION PROJECTS
2
Direct Cost
A price that can be completely attributed to the production of specific goods
or services. Direct costs refer to materials, labor and expenses related to
the production of a product. Other costs, such as depreciation or
administrative expenses, are more difficult to assign to a specific product,
and therefore are considered indirect costs.
Indirect costs
are costs that are not directly accountable to a cost object
(such as a particular function or product). Indirect costs may be either fixed
or variable. Indirect costs include administration, personnel and security
costs, and are also known as
overhead
. These are those cost which are not
related to Production.
Indirect vs Direct costs
Direct costs are those for activities or services that benefit specific projects, e.g., salaries for project staff and
materials required for a particular project. Because these activities are easily traced to projects, their costs are
usually charged to projects on an item-by-item basis.
Indirect costs are those for activities or services that benefit more than one project. Their precise benefits to a
specific project are often difficult or impossible to trace. For example, it may be difficult to determine precisely
how the activities of the director of an organization benefit a specific project. Indirect costs do not vary
substantially within certain production volumes or other indicators of activity, and so are considered to be fixed
costs.
It is possible to justify the handling of almost any kind of cost as either direct or indirect. Labor costs, for example,
can be indirect, as in the case of maintenance personnel and executive officers; or they can be direct, as in the
case of project staff members. Similarly, materials such as miscellaneous supplies purchased in bulk—pencils,
pens, paper—are typically handled as indirect costs, while materials required for specific projects are charged as
direct costs.
Costs usually charged directly
Project staff
Consultants
Project supplies
Publications
Travel
Training
Costs either charged directly or allocated indirectly
Telephone charges
Computer use
Project clerical personnel
Postage and printing
Miscellaneous office supplies
Costs usually allocated indirectly
Utilities
Rent
Audit and legal
Administrative staff
Equipment rental
Fuel
Maintenance
Generator
Security
Telephone
The relationships between the percentage of opportunity
to influence cost as function of job time and job phases.
OPTIMUM PROJECT COSTS
3
TIME
COS
T
PROJECT
STAGE
CONSTRUCTION PROJECT
COST CONSULTANT
1
DUE DILIGENCE
(a)
Construction cost preliminary estimation.
(b)
Preliminary cost estimation of enabling works needed (tree cutting, divertion of underground utilities, etc.).
2
PURCHASE OF
THE PLOT
3
APPOINTMENT
OF THE
ARCHITECT
(a)
Cost advice assistance during the contract negotiation meetings.
4
CONCEPT
DESIGN.
(PLANNING
PERMIT)
(a)
Cost advice when Concept Design alternatives are considered.
(b)
Construction cost estimation based on the approved concept design.
(c)
Up-dating of the construction cost estimation as soon as the planning permit is issued.
5
BUILDING
PERMIT DESIGN.
(a)
Value engineering analysis of the Permit Design draft drawings and specifications presented by the designer. Suggestion of
economic alternatives to be presented to the designer.
(b)
Cost advice when Permit Design alternatives (materials, design solutions) are considered.
(c)
Up-dating of the construction cost estimation as soon as the Building Permit is issued.
6
TENDER DESIGN
(a)
Value engineering analysis of the tender design. Suggestions of economic alternatives to be presented to the designer.
(b)
Detailed budget of all the construction work „packages” to be tendered.
(c)
Compilation of the construction work partial budgets into one common CONSTRUCTION WORK PROJECT BUDGET to be
monitored.
(d)
Monitoring of the CONSTRUCTION WORK PROJECT BUDGET.
(e)
Cash-flow pro-forma analysis based on the project time schedule.
7
TENDER
(a)
Cost analysis of all received offers.
(b)
Comparable analysis of offers received.
(c)
Participation in cost negotiation meetings with selected contractors.
8
CONTRACTING
OF THE
CONTRACTOR (s)
9
CONSTRUCTION
WORKS
(a)
Check, approval and register of all invoices submitted by contractors,
(b)
Cost verification of any applications for alternaltive materials/products or design solutions proposed by contractors.
(c)
Permanent monitoring (up-dating) of the construction work budget and the construction work cash flow.
(d)
Alarming in advance about any dangers of over-crossing the CONSTRUCTION WORK PROJECT BUDGET.
(e)
Final clearance of all the construction cost payment obligations.
(f)
Final project budget report concerning the completed site activities.
(g)
Participation in all handing-over meetings to check the efffective cost of works being handed-over vs. the CONSTRUCTION WORK
PROJECT BUDGET.
BREAKDOW N OF HARD COSTS (pln, VAT not i ncluded)
allowance
per 1 sq.m
of the
overground
buildable
area
per 1 sq.m
of the
overground
rentable
area
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
1
PREPARATION WORKS
1.1 Clearance and site preparations
50 000
4,1
5,8
50 000
1.2 Historycal study (monument preservation study)
20 000
1,6
2,3
20 000
1.3 Archeological investigations
180 000
14,7
21,0
30 000
50 000
50 000
50 000
1.4 Temporary fencing of the plot
40 000
3,3
4,7
40 000
1.5 Stranghtening of the fundat ion of the neighbour building
1 000 000
81,8
116,4
300 000
300 000
400 000
1.6 Structural invest igat ion of the neighbour building
20 000
1,6
2,3
20 000
1.7 Demolition works
160 000
13,1
18,6
100 000
60 000
1.8 TOTAL FOR P REP ARATION WORKS
1 470 000
120,3
171,1
2
EXTERNAL WORKS
2.1 Road/sidewalk works/court -yard paving works
450 000
36,8
52,4
100 000
100 000
100 000
100 000
50 000
2.2 Diversion of underground inst allations (cable and power device)
600 000
49,1
69,8
100 000
200 000
200 000
100 000
2.3 Ext ernal connect ions to public utilities
380 000
31,1
44,2
80 000
100 000
100 000
100 000
2.4 Landscaping
100 000
8,2
11,6
70 000
30 000
2.5 Ext ernal lighting
250 000
20,5
29,1
100 000
100 000
50 000
2.6 TOTAL FOR EXTERNAL WORKS
1 780 000
145,7
207,2
3
INTERNAL CONSTRUCTION WORKS
3.1 Earthworks
1 200 000
98,2
139,7
200 000
500 000
400 000
100 000
3.2 Foundations
2 000 000
163,7
232,8
100 000
200 000
600 000
600 000
300 000
200 000
3.3 Underground st ructure
3 500 000
286,4
407,5
100 000
900 000
1 000 000
500 000
500 000
500 000
3.4 Overground structure
11 000 000
900,1
1 280,6
800 000
1 000 000
1 500 000
1 800 000
1 500 000
1 100 000
1 100 000
1 100 000
1 100 000
3.5 Windows and exit doors
1 200 000
98,2
139,7
100 000
200 000
200 000
200 000
200 000
200 000
100 000
3.6 Building facade
2 300 000
188,2
267,8
300 000
400 000
500 000
500 000
200 000
200 000
200 000
3.7 Separation walls
900 000
73,6
104,8
100 000
100 000
100 000
100 000
100 000
100 000
100 000
100 000
50 000
50 000
3.8 Roof sheet ing/ insulation
380 000
31,1
44,2
130 000
150 000
100 000
3.9 Personal lifts (10 pcs)
2 000 000
163,7
232,8
400 000
600 000
600 000
400 000
3. 10 TOTAL FOR I NTERNAL CONSTRUCTION WORKS
24 480 000
2 003,1
2 849,8
4
INTERNAL FINI SHES
4.1 New finishes of floors (floor pavings)
700 000
57,3
81,5
100 000
100 000
100 000
100 000
100 000
100 000
100 000
4.2 Doors
520 000
42,5
60,5
100 000
120 000
200 000
100 000
4.3 Equipment of toilet s and bathrooms in commercial premises
700 000
57,3
81,5
150 000
150 000
150 000
150 000
100 000
4.4 Tiling, plastering and painting
750 000
61,4
87,3
200 000
300 000
250 000
4.5 TOTAL FOR I NTERNAL FINI SHES
2 670 000
218,5
310,8
5
INTERNAL UTILITIES
5.1 Electrical works
1 900 000
155,5
221,2
50 000
50 000
100 000
200 000
200 000
200 000
200 000
300 000
200 000
100 000
100 000
100 000
100 000
5.2 Heating equipment / installat ion works
2 000 000
163,7
232,8
100 000
200 000
200 000
200 000
200 000
400 000
400 000
200 000
100 000
5.3 Ventillation works
1 700 000
139,1
197,9
100 000
200 000
200 000
200 000
200 000
200 000
200 000
200 000
200 000
5.4 Air conditioning
1 400 000
114,6
163,0
100 000
100 000
200 000
200 000
200 000
200 000
200 000
200 000
5.5 Water /sewage installation
1 050 000
85,9
122,2
100 000
100 000
100 000
100 000
100 000
100 000
200 000
100 000
150 000
5.6 Roof drainage
150 000
12,3
17,5
100 000
50 000
5.7 TOTAL FOR I NTERNAL UTILITI ES
8 200 000
671,0
954,6
860 000 1 190 000
1 350 000
750 000
1 650 000
2 450 000
1 800 000
2 300 000
2 500 000
2 130 000
2 250 000
2 600 000
2 550 000
3 100 000 2 350 000 2 400 000 2 300 000
1 670 000
1 620 000
780 000
TOTAL:
38 600 000
3 158,5
4 493,6
5%
CONTINGENCIES
1 930 000
158
225
GRAND TOTAL:
40 530 000
3 316,4
4 718,3
CASH-FLOW PROFORMA (CONTINGENCIES EX CLUDED)
MONTHS (construction time)
860 000
1 190 000
1 350 000
750 000
1 650 000
2 450 000
1 800 000
2 300 000
2 500 000
2 130 000
2 250 000
2 600 000
2 550 000
3 100 000
2 350 000
2 400 000
2 300 000
1 670 000
1 620 000
780 000
0
500 000
1 000 000
1 500 000
2 000 000
2 500 000
3 000 000
3 500 000
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
P
L
N
MONTHS
DIN 276 BUILDING COSTS
Check breakdown of costs
4
SENSITIVITY
ANALYSIS
VALUE ENGINEERING OPTIONS
PROJECT
STAGE
DESIGNED SOLUTION /
CONSTRUCTION MATERIAL /
PRODUCT TO BE CONSIDERED
OPTIONS
TO BE CONSIDERED
1
ARCHITECTURAL
CONCEPT DESIGN.
Number of staircases and elevators
(a)
reduced nuber of staircases but coridors with access to more apartments designed
(b)
width of the stairs
(c)
the number of elevators smaller than the number of staircases (double sided entry elevators)
2
Height of floors
(a)
several options (2,77; 3,00; 3,20) of the floor clear height;
(b)
number of floors vs. height of the floor
3
Type of foundations
(a) strip foundation,
(b) pad foundation,
(c) pile foundation,
(d) RC slab foundation
4
The ratio: useable / buildable area
(a) 0.60 – luxtury common area arrangments
(b) 0,70 – 0, 75 regular standard common area arrangement
(c) 0,75-0,85 – extremenly minimized common area of the building
5
Windows
(a) number of windows vs. thermal insullation of the building (b) number of windows vs. natural lighting
6
Facade
(a)
thermal insulation (mineral wool or polystyren) with thin layer plaster (mineral, acrylic, teflon, etc.)
(b)
ceramic tiles facade finish
(c) wooden facade elements
(d) glass facade
(e) stone tiles facade
8
Floor layout
(a) N-S orientation
(b) size of roms
(c) area of the apartments
9
Type of heating
(a) district heating
(b) local gas boiler
(c) local oil boiler
10
Air conditioning
(a) freon circuit
(b) frozen water circuit
(c) ventillation+cooling
(d) ventillation+cooling+heating
(e) full A/C
11
BUILDING PERMIT
DESIGN
Underground walls
(a) concrete blocks,
(b) silicate blocks,
(c) bricks,
(d) lightweight concrete
blocks (siporex) (e) concrete „in-situ”
(f) precast RC wall panels
12
Underground water / damp insulation
vertical and horizontal courses
(a) bituminous coating compound (b) mastic based coating compound
(c) bentonite mat (d) bituminous
membranes (e) pvc membranes
13
Protection the slopes of the deep
excavation
(a) sheet piling wall
(b) diaphragm wall
14
Structure of floor slabs
(a) pre-cast concrete
(b) concrete in-situ
(c) RC beams and ceramic blocks between beams
15
Air conditioning
(a) split vs. monoblock
(b) multi systems
(c) fan coils
(d) type of AHU
16
Number of staircases and lifts.
Each time the minimum number of staircases (required as per regulations) should be known. Next, further optimizing
architectural analysis should be done.
17
Facade
Detailed selection of materials following the concept design. Always 3-4 alternatives to be considered.
18
Windows, doors, bathrooms and WC
fittings
Detailed selection of materials following the concept design. Always 2-3 alternatives to be considered.
19
PROCUREMENT,
TENDERING.
Type of the tender
(a) general contractor
(b) construction management
(c) external PM company managing the site
(d) Verity staff managing the site
20
Material purchase
To consider, if to buy some material / products and to provide them to the contractor (which materials ?)
21
Execution design
(a) to be provided by Verity or to be done by the contractor
22
CONSTRUCTION
WORKS
Alternative materials
During the construction, for all main building materials / products the 2-3 alternatives of lawer price should be
considered to optimize the cost.
THE END
OF PRESENTATION
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