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The bestselling introduction to the field, updated and expanded
Construction Management Jumpstart is the definitive introduction to the field, providing a detailed walkthrough of each stage of a project from the construction manager’s perspective. Authoritative coverage of fundamental concepts and practices clearly delineates the manager’s role, while step-by-step guidance provides valuable instruction for essential management duties. This new third edition has been updated to reflect the field’s current environment and best practices, giving students a highly-relevant introduction to an evolving industry. Three new chapters include insightful discussion of the pre-construction phase, team management, and sustainability; challenging chapter review questions help reinforce important concepts and help translate them to practice.
Construction managers work alongside project managers, and use many of the same tried-and-true techniques—but construction managers must also adhere to a vast array of industry-specific standards and regulations. This book helps you build a foundation in critical concepts and practices while tailoring traditional project management techniques to the construction management sphere.
Evolving regulations, advancing technology, and economies in flux all impact the construction industry in a number of ways; management’s job is to clear obstacles to delivery and streamline the project’s completion. To be effective, construction managers must stay up to date on the latest tools and best practices, and have a strong grasp of the fundamentals of the role. Construction Management Jumpstart provides a practical, highly-relevant introduction to the field.
Barbara J. Jackson, PhD, FDBIA, is Director of the Franklin L. Burns School of Real Estate and Construction Management in the Daniels College of Business, at the University of Denver. She is also a Professor of Construction Management and Design-Build at DU. She holds a BS in Housing and Design, an MS in Construction Management, and a PhD in Education and Human Resources. With over 20 years of experience as a licensed contractor and design-builder, she is a nationally recognized speaker and consultant on alternative project delivery, integrated project leadership, and the transforming culture of the AEC industry.
Acknowledgments xvii
About the Author xix
Introduction xxi
Chapter 1 The Construction Industry 1
The Scope of the Industry 2
“It’s Just Construction” 2
A Historical Perspective 4
Ancient Times 5
Egypt and the Pyramids 5
Greek Influence 5
The Roman Empire 6
The Middle Ages 6
The Renaissance 7
The Industrial Revolution 7
The Age of the Skyscraper 8
The 20th Century 8
The Age of Technology 9
Industry Sectors 10
Residential Building 11
Commercial Building 13
Heavy Civil Construction 15
Industrial Construction 16
Environmental Construction 18
The Project Players 20
Primary Players 20
Secondary Players 26
The Industry Image 28
An Industry in Transition 28
Making a Difference 33
Career Opportunities 33
Distinguishing Construction Companies 34
Advancement Opportunities 37
Educational Offerings 37
Professional Affiliation and Certification 38
Terms to Know 41
Review Questions 41
Chapter 2 What is Construction Management? 43
Construction Management Defined 43
The Construction Project 45
Project Values 45
The Owner Sets the Stage 48
Scope Definition 49
Project Delivery Methods 49
What is Project Delivery? 50
Types of Project Delivery 50
Trends in Project Delivery 58
Project Delivery Selection 60
What Does a Construction Manager Do? 60
Construction Management Functions 61
Problem Solving and Decision Making 65
What It Takes to Be a Construction Manager 65
General Requirements 65
A Typical Career Track 66
Want to See If You Have the Right Stuff? 70
Terms to Know 73
Review Questions 73
Chapter 3 How We Get the Work 75
Finding the Work 75
Marketing Efforts 76
The Rules of the Game 77
Sources of Information 79
The Competition 81
The Competitive Bidding Process 81
How We Play the Game 82
Competition Criteria and Project Delivery 82
Selection Methods 83
Making the Bid/No Bid Decision 95
A Final Note 97
Terms to Know 97
Review Questions 97
Chapter 4 The Construction Contract 99
The Contract Documents 99
The Drawings 100
The Project Manual 106
The Construction Specification Institute 110
The CSI MasterFormat 111
Contract Types 117
Lump-Sum Contracts 117
Cost-Plus-Fee Contracts 118
Guaranteed Maximum Price Contracts 119
Unit-Price Contracts 120
Terms to Know 121
Review Questions 121
Chapter 5 Project Stages 123
The Design and Construction Process 123
The Design Stage 124
The Pre-construction Stage 127
The Procurement Stage 133
The Construction Stage 135
The Post-construction Stage 137
The Successful Project 143
Measuring Project Success 144
Terms to Know 144
Review Questions 145
Chapter 6 Managing the Project Team 147
The Project Team 148
People 149
Building Trust 153
Accountability 156
Ethical Dealings 157
Communication, Collaboration, and Integration 158
Effective Communication 159
Effective Collaboration and Team Integration 165
The AEC Culture 166
Low-Bid Mentality 167
Competing Agendas 167
Large Diverse Teams 167
Multigenerational Workforce 169
Technology 169
Management vs. Leadership 170
Integrated Project Leaders 172
Terms to Know 173
Review Questions 174
Chapter 7 Performing Pre-construction Services 175
The Evolution of Pre-construction Services 175
Alternative Project Delivery Approaches 176
What are Pre-construction Services? 178
When and How Do They Occur? 178
Common Pre-construction Services 179
Feasibility Studies 180
Constructability Reviews 182
Conceptual Estimating 185
Value Engineering 189
Life-cycle Cost Analysis 194
Terms to Know 195
Review Questions 196
Chapter 8 Estimating Project Costs 197
What is an Estimate? 197
The Characteristics of a Good Estimator 199
Factors Impacting Project Cost 201
Project Size 201
Complexity of the Project 201
The Site Location 203
Time of Construction 204
Quality of the Work 205
Market Conditions 205
Management Factors 206
Types of Estimates 206
Conceptual Estimates 206
Preliminary Estimates 207
Detailed Estimates 207
Understanding Project Costs 208
Direct Costs 208
Indirect Costs 208
The Estimating Process 209
Getting Started 209
How You Build the Estimate 212
Organizing the Work of the Estimate 213
Calculating Quantities 214
Pricing the Work 218
Obtaining Subcontractor and Vendor Bids 220
Putting It All Together 224
Taxes 226
General Overhead 226
Profit 227
Completing the Estimate 227
Applying Technology 228
Remember, It’s All a Game 230
Terms to Know 231
Review Questions 231
Chapter 9 Contract Administration 233
Starting Off Right 233
The Pre-construction Conference 234
The Contract Administration Function 235
Setting the Tone 236
Who’s on First? 238
Coordinating Construction Details 240
Requests for Information (RFI) 241
Submittals 243
The Information Flow 244
Getting Paid 245
The Payment Request Process 246
The Final Payment 251
Schedule Issues 252
A Stick or a Carrot? 252
Making Changes 254
The Change Order Process 254
When Things Go Wrong 257
Dispute Resolution 258
It’s All About the Relationships 259
Applying Technology 260
Terms to Know 261
Review Questions 261
Chapter 10 Construction Operations and Job Site Management 263
Building the Project 263
Subcontractor Coordination 264
Material and Equipment Deliveries 266
Productivity 266
Coordination with Local Agents 268
Job Site Safety 268
Quality Control 270
Construction Impacts 270
Noise Control 271
Dust and Mud Control 272
Environmental Protections 274
Cleanup and Trash Removal 277
There’s More to It Than Meets the Eye 279
The Superintendent 279
Setting Up the Field Office 280
Organizing the Job Site 282
Establishing Work Hours 286
Documenting Construction Activity 288
Project Meetings 288
Logs, Diaries, and Daily Field Reports 289
Labor Records 291
Visual Records 291
Correspondence 292
Public Relations 293
Owner Relations 293
Employee Relations 294
Subcontractor Relations 295
Company Image and Publicity 296
Signage 296
Dealing with the Media 297
Applying Technology 297
Terms to Know 298
Review Questions 298
Chapter 11 Project Planning and Scheduling 301
It’s All About Time! 301
Types of Schedules 302
Gantt Charts 303
Network Diagrams 304
How We Use Schedules 305
Building the Schedule 306
The Planning Stage 306
The Sequencing Stage 310
The Scheduling Stage 312
Communicating and Updating the Schedule 318
Notifying Subcontractors 319
Applying Technology 320
Terms to Know 321
Review Questions 321
Chapter 12 Monitoring Project Performance 323
The Project Control Cycle 323
The Feedback Loop 325
Factors Impacting Project Performance 326
Tracking Quality, Cost, and Time 329
Tracking Quality 330
Tracking Project Cost 330
Tracking Project Time 337
Assessing Overall Project Status 342
Documenting Project Performance 343
Management Reports 343
Evaluating Project Performance 344
Applying Technology 345
Terms to Know 346
Review Questions 346
Chapter 13 Managing Quality and Safety 347
Attitude is Everything 347
Developing the Quality Management Plan 348
Defining Quality 349
Primary Objectives of the Plan 350
The QA/QC Functions 353
Quality Assurance 353
Quality Control 355
Safety as a Component of Quality 363
The Safety Manager Role 363
A Dangerous Business 364
Developing the Safety Management Plan 365
Personal Protection 366
Accident Prevention 366
Substance Abuse 368
Hazardous Materials Communication 369
The Economics of Quality and Safety 370
The Bottom Line 370
Terms to Know 371
Review Questions 371
Chapter 14 Managing Project Risks 373
A Systematic Process 373
Identifying Risks 374
Quantifying Risks 384
Mitigating Risks 385
The Risk Mitigation Plan 388
The Risk Management Team 391
You Get What You Plan For 392
Terms to Know 392
Review Questions 393
Chapter 15 BIM and Beyond 395
What is a Building Information Model? 396
Evolution of Modeling 396
Implementing BIM 399
Designing with BIM 400
Level of Development (LOD) 401
BIM Execution Planning 403
Using BIM to Manage Construction 404
Design Visualization 406
Design Assistance and Constructability Review 406
Site Planning and Site Utilization 406
Integration of Subcontractor and Supplier Data 406
Systems Coordination 407
Layout and Fieldwork 407
Prefabrication 407
Scheduling and Sequencing (4D BIM) 407
Cost Estimating (5D BIM) 408
Sustainability (6D BIM) 408
Facility Management (7D BIM) 408
Advances on the Horizon 409
Other Collaborative Tools 410
Terms to Know 411
Review Questions 412
Chapter 16 Sustainability and the Built Environment 413
Building Process Life Cycle 414
Life-Cycle Cost Analysis 415
Fundamental Principles 415
Optimize Site Potential 416
Optimize Energy Use 416
Protect and Conserve Water 417
Optimize Building Space and Material Use 418
Enhance Indoor Environmental Quality 420
Optimize Operational and Maintenance Practices 421
Waste in Construction 421
Triple Bottom Line 423
Educating the Next Generation 424
Going Beyond Green 425
Sustainability Standards 428
LEED Certification 428
The Bigger Picture 431
Terms to Know 431
Review Questions 431
Appendix A Common Acronyms Used in Construction 433
Appendix B Answers to Review Questions 435
Chapter 1 435
Chapter 2 436
Chapter 3 438
Chapter 4 439
Chapter 5 440
Chapter 6 442
Chapter 7 443
Chapter 8 444
Chapter 9 446
Chapter 10 447
Chapter 11 449
Chapter 12 450
Chapter 13 451
Chapter 14 453
Chapter 15 454
Chapter 16 455
Glossary 457
Index 467
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