The various stages of the construction process?

Answer 1

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Action Stages defined » Pre-Design

-- Request for Proposals

-- Request for Qualifications

-- Pre-Design

» Design

-- Planning Schematics

-- Design Development

-- Construction Documents

-- Pre-Qualification

» Bidding/Negotiating

-- Bidding

-- GC Bidding

-- GC Bidding-Invitation

-- Sub Bidding

-- Negotiating

-- Bid Results

» Construction

-- Start

-- Subcontract Award

-- Permit

-- Construction Operation

-- Notice of Completion

-- Leasing

-- Service Bidding

-- Retrofit » Delayed » Abandoned

Pre-Design The PRE-DESIGN project stages indicate that the project has not yet advanced to design nor has a design team been selected. The project could be awaiting financing, land acquisition, review agency approvals, etc. Typically the only contact listed on a project at this stage will be the Owner or the Owner's Representative. * Request for Proposals

This action stage is used to indicate that the Owner is seeking proposals from a design firm (usually an architect or engineer). * Request for Qualifications

This action stage is used to indicate that the Owner is seeking qualifications from a design firm (usually an architect or engineer). * Pre-Design

This action stage is used for all other pre-design information other than a Request for Proposals/Qualifications from an architect or engineer. Actions To Take: * Building Product Manufacturers

Contact owner to pre-sell or negotiate agreements on products or services. * Architects/Civil Engineers

Contact owner to seek design opportunities. * General Contractors or Design/Build Firms

Contact owner to persuade them to use your project delivery system. * Banks, Financial Institutions, and Mortgage Companies

Contact owner to offer financial assistance. * Real Estate Companies

Contact owner to help with site or tenant selection. ---- Design The DESIGN stages are used on reports that list an Architect or Primary Design factor. A design team has been selected at this point and design is underway. Design stage reports are usually issued prior to bidding, negotiating and/or start reports, although a project will be assigned a Design stage along with bidding, negotiating, start or construction if design is still in progress while the project is bidding or under construction. * Planning Schematics

Design is still in the early stages, and the project is not expected to bid or start construction for more than four months. * Design Development

Design is well underway, and the project is not expected to bid or start construction for more than four months. * Construction Documents

The project will be bid or advance to construction within four months. This usually corresponds with advancement of the project design to Construction Documents or Working Drawings. * Pre-Qualification

A General Contractor or Construction Manager is being asked to submit Qualifications and bidding/construction is expected within four months. If the Owner is seeking GC/CM qualifications and the project will not advance to bid/ construction in four months or less, the project will have a dual action stage of Bidding with the appropriate Planning Schematics or Design Development action stage, depending on the advancement of the plans. If no architect or engineer is involved in the project before the GC/CM pre-qualification occurs, the project will be issued with the dual action stage of Bidding/Pre-Design.

Actions To Take: * Contact the design source to review product applications, obtain product approvals, or influence the specifications. * Provide the project manager with pertinent product literature. * Contact the Owner to pre-sell or influence product selection * Seek follow-up time frames. * Determine if the project is right for them and pass up marginal jobs. * Use personal calls or direct mailto attempt to negotiate a contract. * Obtain product approval and specification. * Get prequalified for a bid list. * Adjust schedule for bidding or negotiations. ---- Bidding/Negotiating The BIDDING/NEGOTIATING project stages indicate that the owner is accepting bids (prices) from General Contractors, Subcontractors, Suppliers and Manufacturers. Plans may or may not be complete while bidding is in process. When this is the case, you may see a dual project stage selection such as Bidding and Planning/Final Planning as some phases of the project may be bidding while other phases are still under design. * Bidding

Bids are sought on an individual trade, material or piece of equipment, on a series of bid packages, or on an Engineering project. * GC Bidding

Owner is publicly seeking GC bids, open to all interested and qualified firms. * GC Bidding-Invitation

Owner is privately seeking GC bids from a select list of invited firms. * Sub Bidding

A GC or CM is seeking bids on individual trades or trade packages. Sub Bidding will always be accompanied by another action signal indicating the status of the project.. * Negotiating

Owner is negotiating contract with one or more GCs. Dodge defines negotiating as the owner dealing with a limited number of contractors, usually two or three, on an informal bidding basis. It is important to remember that while a project is being negotiated, the prime contractors involved in the negotiations still go through a very similar process that they go through if they are bidding the project. The negotiating contractors must still get bids from subcontractors, suppliers, dealers and distributors. Negotiating a GC/CM contract may occur during or after the Design stage. ** Negotiating Stage Actions to take: *** Contact the negotiating general contractor to submit a price on trade or material. *** Obtain subcontractor names * Bid Results

The Bid Result project stage is used when reporting the results of a bid opening, rejection of bids, bids received unopened, bids returned unopened, and bids "in" status. A Bid Result project stage used in conjunction with a Start project stage usually indicates that there will be no further updates reported on the project. ** Bid Results Stage Actions to take: *** Contact low bidder and attempt to get a firm commitment *** Request names of favored subcontractors, if available

Actions To Take: * Review plans and specifications* Conduct cost estimates * Contact bidders to quote trade and material pricing ----

Construction The CONSTRUCTION project stages are used to indicate that work is either underway or is scheduled to begin within sixty (60) days. The name of the General Contractor, Builder, Contractor, or the fact that the Owner or some other factor listed on the report will subcontract the project will also be listed on Construction reports. Start of work is defined as the start of site work to accommodate the building foundation or later activity. Site work, not site clearance or demolition, is considered the start of the project as long as it is expected to begin within 60 days. * Start

The first report issued to indicate that work is underway or is scheduled to begin within sixty (60) days. * Subcontract Award

Indicates that subcontractors who have been awarded a contract are listed on the report. This stage is always used in conjunction with another action stage, indicating the status of the project. * Permit

Assigned to projects that are being reported in Start as a result of information gathered from a building permit. * Construction

All subsequent reports that indicate that work is underway or is scheduled to begin within sixty (60) days after the Start report. . Actions To Take: * Seek successful subcontractors * Subs will make final try with revised bids or offers * Close out activity files * Prepare list of active & successful GC's to tailor promotional efforts * File by competitor (knowledge of workload will help in future bidding)* Market analysis statistics * Award sub-trades * Begin work ---- Operation While four action stages are listed under the OPERATION project stage, only one is currently in use, Notice of Completion * Notice of Completion

Is assigned to projects that have reached the point of active operation or leasing. Dodge does not routinely follow projects to this stage and you only see it listed if the project had not previously been reported in the Start/Construction stages. * Leasing * Service Bidding * Retrofit

---- Delayed The DELAYED project stage indicates that progress on the project has been delayed and has come to a standstill at this point in time. This may occur at any time during a project's lifecycle but usually will be seen during the Design stage.

---- Abandoned The ABANDONED project stage is assigned to a project that has been verified through the owner as no longer viable and is not going to move ahead. The project has effectively been killed.