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What Are Construction Timelines?

The construction timelines is used for any building projects to have visual progress of the project schedules. To accomplish any complex project successfully, it is necessary to breakdown the project in different stages and can be define with the life cycle of each stage. Timeline can be represented as a Gantt Chart which shows the completion of work over the time, It can be also represented as Table format made in the spreadsheet. This provides precise clarity for the project completion time phase by phase.

Gantt Chart is more popular form if timeline used to visualize construction schedules as it is very easy to represent the progress in professional format specifically in meeting with various stake holders, Executives and Management. It provides the current versus expected work completed with important mile stones.

It is also used by Contractors or managers to create different timelines for each sub-contractor. It avails the precision in terms of time consumed for each task.

Factors That Impact a New Construction Timeline

Construction time of any residential of commercial building can vary from few months to several years. There are a variety of parameters that may impact construction project timeline, which are mentioned as follows:

Project Size and Difficulty: The size of project is one of the parameter that decides the time taken by project to accomplish, It is obvious that simple small home building could be finished in few months while multi-story commercial structure can take few years. The difficulty level is also a major factor. A custom-built home with many elaborate finishes, such as detailed trim and molding, custom cabinetry, and imported countertops and flooring will take long time to complete than a simple home with stock appliances and standard finishes. Similarly, a commercial office building with complex wiring for security systems and computer networks will be more time-consuming than a basic storefront space.

Custom Build vs. Pre-Fab Construction: To undertake any construction one need to decide if to do a custom building or to go for pre-designed well accepted plan. Usually, custom design build project allows client to customize their experience but it also comes with option to choose the fixtures, appliances, finishing and the materials. however, such custom build project can consume more time and money.

“Pre-fab” or tract homes are generally a quicker and more affordable option. Generally, crews for these projects are readily available on demand, and they are expert and know exactly what their job will entail. These projects use stock materials that are easily available, and the project often comes at a fixed price. Pre-fab homes are especially common in large housing developments, where crews move from one build to another quickly.

Crew and Material Availability: Availability of man-power and raw material is one more factor to consider for the construction timeline. When taking up the project in phase by phase manner a subcontractor crew typically which assigned to next task can’t begin work until the previous crew finishes the work. So delay in one phase can have a severe effect to timeline of next phase and that impacts the entire project’s completion timeline. When scheduling such complex construction, one need to be realistic about time taken by crews to complete their work, and transparent and regular communication required with general contractor. Crew size will impact how quickly work gets completed, as well.

The material availability at site need to be plan carefully as this could impact the timeline. Materials which are not available on hand locally, such as flooring, Countertops or custom fixtures will have a great effect to lead time delay than basic stock materials. Certain finishings also take longer time to install than others — for example, installing an tile one could take more time than an asphalt roof. Material Supplier very frequently updates their catalogs of product and phase out old products to make space for new products. This could be an issue if it is not verifying that the right materials will be available when required.

Weather/Season: Weather condition or Season is one of the biggest and critical contributors to construction project delays. This is indeed true before the roof and walls are constructed, as in such conditions the interior framing structure is exposed to the elements. Even light weather conditions and pose delays, since roofing materials need dry conditions for installation

When creating timeline, one need to be careful to consider the time of year. If exterior work, such as the foundation, will fall during a particularly rainy, hot, or cold season, it could lead to re-adjust the schedule so that interior work can be completed within the committed time frame.

Scope, Schedule, or Plan Changes: Detailing of each drawing and plan is very much important as at any point of time request of change in the construction by contractor, sub-contractor, inspector or client during the development can cause the delay. Depending on the nature and degree of the change, one might need to draw up new plans or obtain permits and inspections, which can result in schedule changes that threaten later stages of the project’s development.

Approvals, Permits, and Inspections: The inspection and approval from the city and country building departments are one more critical factor which can affect the timeline of the construction. The construction projects need to be inspected and approved on regular basis, failure of the approval can cause delays. Planning of right time for these inspections is required, so that the whole project will not suffer time delay due to waiting for approval. This delay could be eliminated by following the rule and guidelines issued by the building Department of city or country.

Benefits of Creating a Construction Project Timeline

There are several benefits of creating a timeline for construction project. These are mentioned as follows:

• Transparent Responsibility allotment to Team Members: A well written timeline could clearly define job responsibility of each team and team members with precise timeline to complete the allotted work. This avoids the confusion and transparent communications of responsibility could lead to a strict time bound output. This helps to keep every team member on schedule, avoids confusion, and prevents delays caused by incorrect work.
• Establishes a Work Hierarchy: Timeline allows to Create a more precise schedule by establishing a hierarchy of project phases, tasks, and subtasks. One can include a Gantt chart as part of timeline to clearly visualize task relationships and dependencies, and to gauge the effect of any changes or delays.
• Facilitates Communication with Contractor: The changes in the projects are expected at all levels even if one plans precisely. Timeline can help to gauge the impact those changes will have on other tasks, phases, and subcontractor work. It also allows one to collaborate with your general contractor on schedule and budget adjustments to minimize the negative impact of changes.
• Helps Control Costs: A timeline helps to schedule the work in the most efficient manner, so when one crew is finished with their work the next one to could start their work. The Material delivery can be plan more effectively so that the team member’s time never kept idle and one could yield the best possible outcome from team
• Creates an Action Plan: A timeline helpful tool to break down the big project into phase, and task levels. It helps to plan man-power utilization efficiently, It also allow us to visualize the need of specific material on specific time and one can order the right materials at the right time, gauge progress.

Home Construction Timeline Overview

Below is an overview of the tentative time consumed by each phase of the project for Home Construction:

• Pre-Construction: The Building material readiness, permits, approval, contract and specifications can take anywhere from several weeks to several months, depending on the procedure to follow and on the authorities.
• Weeks 1-3:Pour the footers and foundation. This can take around 2-3 week, this phase includes tasks like inspection to make sure the right material and thickness, and that the necessary vents and waterproofing are being used.
• Weeks 4-5:Frame the floors, walls, and roof. If the building is multi-storey, then need to frame all levels simultaneously. Sheathe and shingle the roof. Framing inspections are necessary to verify safety and quality. After the approvals of work from inspector, install exterior finishes to protect the interior. This might take 1 to 2 week.
• Weeks 6-8:Install electrical, plumbing, insulation, drywall, and HVAC systems. Electrical and Mechanical systems need to be Inspected to ensure the compliance. Once these systems are approved, need to put up the insulation and drywall.
• Weeks 9-11:Complete the doors, cabinets, flooring, paint, molding and trim, and other interior finishes.
• Weeks 12-14:Install the appliances, outlets, countertops, fixtures, and switch covers. Complete the final plumbing and electrical work. Landscaping, design, and any remaining exterior work is done. Turn on electrical and HVAC systems. The final building code inspection is conducted; if any issues are found, they must be fixed before the house can be approved. Once approved, the formal closeout is performed.

Commercial Construction Timelines vs. New House Construction Timelines

Timelines for commercial are different then the residential projects as usualy commercial construction are on large scale and often take longer to complete. It may also have more complex interior, such as wiring for security systems and computer networks, as well as HVAC and plumbing systems that need to service multiple floors.

Due to its large scale nature the approval procedure and the permit process are comparatively longer. There are many rules and guideline need to be followed as instructed by city and county regulations, zoning laws, and environmental considerations.

Finally, there could be more specialized crews of subcontractors involved with commercial building projects. Carefully scheduling is require for such project which ensure no overlap of the timeline for work allotted to different sub-contractors and they are available during the proper phase of construction.

Best Practices for Creating Construction Timelines

Followings are the best practice guidelines for creating timeline for any construction project:

Set a Realistic Schedule: Enough time need to be plan for each phase and some cushion time need to have for each project phase to cope with uncertain parameters. Rushing timelines can lead to poor quality work.

Plan Around the Weather: Weather conditions such as storms, rain or snow fall can temporarily or permanently delay a construction project. Schedule of exterior construction need to be during a dry season. Extreme cold, heat or standing water can impact project timeline negatively.

Include Necessary Details: Team members must well aware about the task and allotted timeline for the task. They need to logical order of work. It is healthy practice to outline all of the major tasks before beginning the construction. It is very important to review the timeline with all major stakeholders in advance and make any necessary corrections.

Plan for the Final Phase: It is identified that no scheduling construction work with enough time is a common mistake and it often lead to delay the completion. Late-stage work such as custom trim and molding can take longer than project managers initially realize, and may involve multiple crews of subcontractors to complete.

Balance Wants and Needs: In a major construction projects time is one of the biggest contributors to overrun the cost. It is important to identify the wants and needs and after identification it need to be balanced properly.

Collaborate with Your Team: It is important to convey the information to all stakeholders and make all come to the same page about how to track and transparently communicate project progress.

Bring Contractors on Board Early: Choosing a general contractor early can help one to plan and achieve key goals and milestones on schedule. The contractor can review the timeline and make sure it’s realistic for the developer, subcontractors, and any businesses or tenants involved.

Create a Project Plan and Budget First: Establishing a project plan and budget before creating timeline can help to verify that deliverables and milestones are accurate and feasible. Since time is a huge factor in project cost, knowing the budget can also help you schedule accordingly.

Commercial Construction Timeline Template for Excel

Above pasted image shows the sample template for commercial construction. This template can help one to stay on track. It is divided into separate sections for each phase of construction.

Role of CAD in Construction

To design and plan the construction according to customer requirement. Efficient tools need to be used which accelerate the designing part with precision and help to visualize the project before its completion. AutoCAD is a Software tool to achieve these goals. AutoCAD also allows to determine the nature and form of product to be used in the project. It offers primary components to CAM system, and styles this system to achieve details work steps, and details design steps. From within completely program in (AutoCAD) system with details steps to how design transportation to manufacturing operations to series achieve to desired product. With offer conclusions that fitness between CAD and CAM to introduce direction communication between design and manufacturing lead to mistakes reduction to large ratio.

Role of BIM in Construction

BIM is abbreviation of Building Information Modelling, it describes the process of creating and managing digital information about a built asset such as building, bridge, highway etc.

The range of BIM ‘maturity levels’ are categorised as:

• Level 0: Unmanaged CAD (Computer Aided Design).
• Level 1: Managed CAD in 2D or 3D.
• Level 2: Managed 3D environment with data attached, but created in separate discipline models.
• Level 3: Single, online, project model with construction sequencing, cost and life-cycle management information.

Policy

In the UK, the Government Construction Strategy published in May 2011, stated that the ‘Government will require fully collaborative 3D BIM (with all project and asset information, documentation and data being electronic) as a minimum by 2016’.

This represents a minimum requirement for Level 2 BIM on centrally-procured public projects from April 2016.

Uptake

NBS have suggested that adopting BIM can cost a practice £10,000 per workstation (ref NBS: National BIM report 2012). However, it depends on usage if implementation is simply an exercise it may cost less but if it is part of a wider process of business change its cost may differ.

This cost is justified by the value BIM brings into the project throughout its life-cycle. As per the BIM Task Group ‘if BIM is successfully implemented, it will help organizations identify and get rid of the waste from their processes which in many cases could be 20-30% of bandwidth’.

The requirement for the adoption of BIM in the public sector has yield increased in uptake. Due to this UK is now ranks alongside Singapore, USA and Scandinavia (in particular Finland) in terms of BIM usage. BIM in UK is mostly adopted by architects and contractors, while there is less take up by services engineers, facilities managers and smaller contractors.

According to Survey in 2012 by NBS 31% of respondents were using BIM. While this showed an improvement on the previous year, rather worryingly it revealed that 30% of those surveyed only used 2D (rather than 3D) CAD, and 35% did not use CAD at all.

According to survey carried out by NBS in 2013, 39% of respondents were using BIM. The NBS National BIM Report 2014 suggested that 54% had used BIM on at least one project, although 73% believed there was confusion about what BIM means. The NBS National BIM Report 2015 showed a slight reduction in awareness and use, but this improved in the NBS National BIM Report 2016.

By 2017, NBS reported that 62% of those surveyed were aware of and using BIM.

However, the 2017 Construction Manager BIM survey shown that 49% of clients did not make BIM a requirement on projects, and only 20% said they asked for BIM Level 2 on all projects, compared with 23% the previous year.

A survey of 173 manufacturers published by NBS in conjunction with the Construction Products Association (CPA) in November 2017 found that more than half felt the BIM mandate had not been successful because of a lack of rigorous enforcement.

Characteristics of BIM

The clear goal of BIM is to ensure that appropriate information is created in a suitable format at the right time so that better decisions can be made throughout the design, construction and operation of built assets. BIM is fundamental path way to understand the way a project is set up and run.

BIM centers around the creation of employer’s information requirements (EIR), EIR define the information that the employer wishes to procure in order to develop and operate a built asset. Setting this out in a contract document ensures that appropriate information is created in a suitable format at the right time.

Very broadly, building information that might be required is categorize as:

2D

3D

4D (including time / programme information)

5D (including cost information)

6D (including facilities management information)

At level 2, building information models are likely to comprise a series of federated models prepared by different design teams, including documents, model files and structured data files containing non geometric information about the facility, floors, spaces, systems and components. Together these create a digital replica of the built asset that starts by representing design intent, but by handover, reflects what has actually been built and installed.

The geometric model creation as a part of this process allows buildings to be conceived and tested virtually, even before buildings are built and operated. This reduces the problems that are encountered in construction and occupation.

The common data environment (CDE), is the single source of information for the project, it used to collect, manage and disseminate documentation, the graphical model and non-graphical data for the whole project team. Creating this single source of information facilitates integration amongst team members and avoid duplication and mistakes.

Software

According to the NBS National BIM Report 2017, the most popular drawing tools are:

• Autodesk Revit (Architecture/Structure/MEP) 41%
• Graphisoft ArchiCAD 15%
• Autodesk AutoCAD 14%
• Autodesk AutoCADLT 12%
• Nemetscheck Vectorworks 9%
• Other 5%
• Bentley Microstation 2%
• Trimble Sketchup(formerly Google Sketchup) 2%
• Bentley AECOsim Building Designer 1%
• Nemetscheck Allplan 0%

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