Property management and administration - Essay Example

Property management and administration The construction industry plays a vital role in the UK economy and delivers around 10 per cent of the nation'sgross domestic product. Research and development in construction industry is equally fragmented across a large number of areas. The construction industry has historically been conservative and risk averse, primarily due to the dictates of legislation, codes and standards and a culture of claims and litigation. Most constructions have to be designed within the restrictions of building codes, which reduces the scope for innovation. However, it is recognized that conventional thinking is inadequate in the face of today's pressing globalization and environmental challenges. There is a need for better innovation in terms of integration between design and materials; this can lead to opportunities for identifying such things as modern methods of construction and de-construction, compatibility of materials, structural health monitoring, improved joining methods, and an integrated approach to design. This study mainly deals with the preliminary specification clauses, specification clauses for the brickwork, appropriate building contract, appropriate procedures for ordering, storage, use of materials and plant on site and also the communication as the most important aspect of control of a construction site. Part One 1) Specification clauses are defined as those clauses that help us to understand the ways in which the contractor meets the requirements of good practice. It helps in identifying how the best practices are used efficiently and also helps in identifying the way in which the ICE demolition protocol is developed. This is the protocol that is developed to support the implementation of efficient resource methods that are used for the demolition. The relation between the new build and the demolition is considered as poor in terms of the efficiency of the resources. Developing a best practices approach means consideration of resource efficiency for both demolition and new build construction. Some of the most important clauses that are included in the construction of the building are provided by the National Green Specification website. The speculation clauses developed are compatible with the National Building Specifications. The National Building Specification is a large library of specification clauses, all of which are optional and many are direct alternatives and some require insertion of additional information. The range of specification clauses offered is wide and care must be taken to include only those which are required for the particular project. The speculation clause of building contracts in relation with trade work sections are as follows: Demolition preliminaries: Here the plans implemented to develop the demolition protocol are converted into construction contracts. "Section A60: NGS GreenSpec A60 Demolition/Deconstruction & Resource Recovery." (Specification clauses 2007). Demolition specification: Here it is ensured whether the speculated clauses are compatible with the National Building Specifications and is related with the trade work."C20 Demolition: NGS GreenSpec C20 Demolition/Deconstruction Resource Recovery." (Specification clauses 2007). Refurbishment and alteration specifications: NGS GreenSpec C91 Alteration - Here the concentration is on whether the used materials can be reused efficiently and effectively for the construction purpose. So the focus is made on recycling the used material and efficiently disposing the materials that cannot be used again "Construction (and Demolition) Waste Minimization/Management Preliminaries: NGS GreenSpec A38 Construction Waste Minimization/Managementwhich is complimentary with C20 & C91 trade specifications." (Specification clauses 2007). Use of Recycled materials and Recycled Construction Products: Clauses have been developed for efficiently using the used products for the construction of new building. Currently 350 clauses have been developed for this purpose. 2) The typical specification clauses for the brickwork: The specification clauses for the brickwork can be normally subdivided into two categories; they are materials and workmanship. Under materials, it has to be ensured that whether the brick is of good quality and has to get it approved by the engineer who is in charge for use. An important point regarding the brick work is mentioned in the clause NG 2412. According to this clause it has to be ensured that the drawings include the information regarding the use of purpose-made bricks. Some of the important clauses that are included in the brickwork are as follows: BS 4729 - these are the special standard bricks which may be limited because of the manufacturing process and the nature of the material. It may be in the form of different shapes. BS 3921- the salt content in these bricks is designated as low and normal. It is not classified based on their strength. The workmanship clauses will often describe the method of performing the work as well as the quality required. The importance of good workmanship on building sites is self evident and the need to specify this important aspect adequately cannot be over-emphasized. (Section v n.d.) Part Two The nature of the contract plays an important role in the contract system of construction work of the buildings. The royal institute of British architects (RIBA) outlined a plan of work which includes: Outline proposals which include general layout and the type of construction. Scheme design, that is, the detailed plan of the building. Detailed design which includes every part of the building designed. Production information which includes the drawing of the final production. Bill of the quantities and the tender documents. An appropriate building contact must contain the following: 1. The contractor's full name, address, telephone number, and professional license number. 2. A detailed description of the work to be done. Specify the materials to be used: quality, quantity, weight, colour, size, brand name, etc. 3. The starting and completion period of the project. 4. Cost of labour and other material charges. 5. Warranties and guarantees of workmanship. 6. A "right to cancel" clause. This allows the customer to change the contract or cancel within three days. It also describes the unexpected problems that may occur after the work is begun. (Craven 2009). Confirmation of site: Before commencement of construction and earthworks, the site occupier/owner shall engage a Qualified Erosion Control Professional Engineer (QECP) to plan, design, supervise and review a system of earth control measures (ECM) to meet the requirements cited in the code of practice on surface water drainage and to comply with the sewerage and drainage Act of total suspended solids. Part three: a) Break the contract down into approximately 20 to 25 programme items Programme 1 The preparation of programmes and all operational planning duties are to be carried out by a competent planner. Programme 2 The programme shall be prepared using network analysis techniques with outputs in bar chart or schedule format whichever is appropriate. Programme 3 The contractor shall allow for all supervision, labour, plant and equipment to ensure compliance with the programme dates having due regard to the time in which the works are to be executed. Programme 4 Submission of a programme by the contractor or receipt or acceptance of programmes by the project manager will neither affect the contract completion date nor relieve the contractor of the responsibilities to complete the works by the appropriate date. Programme 5 Contractor submits to the project manager the starting date, the possession date and the date for completion. Programme 6 Contractor submits to the project manager the date on which the contractor plans to complete the work, if this is different from the proposed date for completion Programme 7 Contractor submits to the project manager the dates when the contractor plans to complete work needed to allow the employer and others to do work. Programme 8 Contractor submits to the project manager the dates when the contractor will need 'approvals' and things to be provided by the employer. Programme 9 Contractor submits to the project manager the provisions for health and safety requirements and the procedures required by the contract. Programme 10 For each method statement a resource statement which identifies the plant, materials, equipment, and other resources which the contractor plans to use. Programme 11 The programme operations shall include design, procurement, construction and commissioning phases. Programme 12 A method statement and programme indicating suitable timescales for the training/familiarization of the employer's staff in the day-to-day operation and routine maintenance of the facilities, plant and equipment. Programme 13 Procurement and delivery schedules are to be provided and must be monitored and updated on a monthly basis or to suit the project manager's requirements. Programme 14 Off-site manufactured items for incorporation into the works indicating time required for production of drawings, approvals, testing, material procurement and manufacture. Programme 15 The Contractor shall issue a schedule of information release requirements and shall agree such data with the project manager. Programme 16 Clarify roles and responsibilities of the building process and the construction team; review building permits, financing arrangements, paperwork relating to finance, changes or alternations to blueprints, budget changes, any architectural reviews, and property surveying issues. Programme 17 Review the sequence of construction; review budget items; review contact lists; discuss phone service; establish start date of site work, foundation, and framing; establish and review construction time line. Programme 18 Finalize construction start date; clarify roles and responsibilities again; determine any special requirements; review change order procedures; and schedule subcontractors for clearing, excavation, foundation, and framing. Programme 19 Review budget issues, building department inspections, plumbing fixtures, especially faucets, tubs and showers, fireplace installation, and other upcoming construction items. Programme 20 Make final vendor selections; and discuss upcoming building inspections. Review move-in items, special item orders, and final subcontractor trades b) Using your own judgement prepare a detailed 'bar chart' and 'progress chart' for the project, indicating the plant and labour requirements Figure 1: labour and plant requirements Progress chart: Stage 1: Project commenced 1 May 2009 - 30 Sep 2009 Stage II: 1 October 2009- 31 October 2009 Stage III: Completion expected December 2009 c) Prepare a typical 'site diary' page and a typical 'Confirmation of site instructions' The project diary is used by the project engineer/manager to document daily activities on construction projects in the following categories: Project commenced 1May 2009 -30 Sep 2009 and Completion expected December 2009 Activity Duration in weeks Materials delivery 3 Excavation 2 Draining work 2 Gardening work 6 Electrical work 3 Doors and windows 3 Roof fabrication 4 Foundation 5 Wall fabrication 6 Erection 5 Install fence 2 Painting 2 Finishing 2 Part four: Site management might establish appropriate procedures for: a) Ordering: Ordering process is developed to ensure communication both up and down the organization. The assessment of the needs indicated that both workers and contractor would benefit by incorporating other personal protective equipment into procedure. The ordering procedure was envisioned as a process in which the worker would obtain the necessary equipment but also receive training if needed on proper use and inspection. Certain procedures were taken for ordering goods on the site for construction such as: no orders were given unless financial provision for the expenditure can be met within an approved budget. Orders shall indicate clearly the nature of materials, price of the goods and also the discount if provided. A copy of the receipt will be kept by the supervisor or the foreman who is in charge for construction. The contractor should ensure that construction materials are available at their point-of-use when needed. They should also ensure that the quality and quantity of materials are specified, purchased, delivered, and handled on-site in a timely manner and at reasonable cost. (Section 4 ordering, receiving and paying for goods and services 2009). b) Storage: Good storage of materials to avoid damage during storage and accurate estimating to avoid over-ordering of materials is of prime importance, for storing materials such as hoisting tons of steel, concrete blocks, bags and material, and stacking drums, barrels, kegs, lumber, or loose bricks.. These operations provide a continuous flow of raw materials, parts, and assemblies through the workplace, and ensure that materials are available when needed. Yet, the improper handling and storing of materials can cause costly injuries. Cement and other materials such as brick, wood, steel should be made available in sufficient quantity to avoid short supply. They may need to be imported so as to guarantee timely supply. Because of the difficulties of quality control, the contractor should always be made solely responsible to store in his warehouse. (Building structures and materials n.d.). c) Use of materials and plant on site: Materials are an important element in project planning and control. Materials represent a major expense in construction. So, minimizing procurement or purchase costs presents important opportunities for reducing cost of construction. Poor materials can also result in large and avoidable costs during construction. Certain procedures relating to materials should be taken into consideration for the construction of modern office development. First, if materials are purchased early, capital may be tied up and interest charges incurred on the excess inventory of materials. Even worse, quality of materials may deteriorate during storage or materials may be stolen unless special care is taken. Second, delays and extra expenses may be incurred if materials required for particular activities are not available on time. Materials are not just a concern during the monitoring stage in which construction is taking place. Decisions about material procurement may also be required during the initial planning and scheduling stages. The availability of materials may greatly influence the schedule in projects with a fast track or very tight time schedule. Sufficient time for obtaining the necessary materials must be allowed. Materials are also a problem at the organization level if central purchasing and inventory control is used for standard items. In this case, the various projects undertaken by the organization would present requests to the central purchasing group. In turn, this group would maintain inventories of standard items to reduce the delay in providing material or to obtain the materials at lower costs due to bulk purchasing. This problem is analogous to inventory control in any organization facing continuing demand for particular items. d) Communications may be considered the most important aspect of control of a construction site: Communication is the most important component of construction process. Effective process in communication can mean the difference between a safe and successful project that is completed on time. Organization can use a variety of tools to communicate with staff and workers during construction process. Primary inputs such as labour, material and equipment are needed for the construction process. At varying levels, a project manager must ensure that these inputs are effectively co-ordinated and communicated to achieve an efficient construction process. This communication involves both strategic decisions and tactical management in the field. During the course of construction, foremen and site managers will make decisions about work to be undertaken at particular time of the day based upon the availability of the necessary resources of labour, materials and equipment. Without communication among these necessary inputs, the construction process will be inefficient or will stop altogether. Conclusion: The UK's construction industry has been enjoying a period of strong growth, with the infrastructure and the commercial construction sectors at the forefront of this trend. Corruption within the UK construction industry is an issue that is the subject of perception and rumour rather than of facts. Apart from periodic instances of exposure and action, it is a subject discussed as conjecture rather than knowledge. This study has attempted to look at the issue from the point of view of those ordering, storing and using of materials in the site. This study also explains the preliminary specification clauses and also the specification clauses for the brickwork. Whatever the contract, it is important that you educate yourself on the document and the building contract process. If the correct information isn't recorded in the contract, either as part of the original agreement or in a variation, it is not binding. In today's marketplace construction of building is a complex undertaking requiring different skills and materials. Successful designs take into consideration climate, context, and quality while complying with public health, safety, and welfare building requirements with client needs and requirements. The selection of the design team should be done as early as possible before the life of the project starts. Every construction project is unique with a variety of services required to perform its operations. A qualified design professional can guide an owner through the complexities of the design process such as standard phases including pre-design, concept design, design development, construction documentation, bidding and negotiations, and construction. Reference Building structures and materials n.d., Fao Corporate Document Depository, viewed 23 May 2009, http://www.fao.org/docrep/T0521E/T0521E0l.htmSpecification clauses: demolition Craven, J 2009, The building and the remodeling contract, About.com: Architecture, viewed 23 May 2009, http://architecture.about.com/od/buildyourhouse/a/contract.htm preliminaries 2007, AggRegain, viewed 23 May 2009, http://www.aggregain.org.uk/demolition/the_supply_chain/drivers/specification.html Specification clauses: demolition specification 2007, AggRegain, viewed 23 May 2009, http://www.aggregain.org.uk/demolition/the_supply_chain/drivers/specification.html Specification clauses 2007, AggRegain, viewed 23 May 2009, http://www.aggregain.org.uk/demolition/the_supply_chain/drivers/specification.html Section v: technical specification n.d., viewed 23 May 2009, http://74.125.153.132/searchq=cache:WchNVWAih6sJ:www.bhavini.nic.in/Attachments/290Section%2520V.pdf+specification+clauses+for+brick+wok&cd=2&hl=en&ct=clnk&gl=in Section 4 ordering, receiving and paying for goods and services 2009, viewed 23 May 2009, http://74.125.153.132/searchq=cache:RqsDANWckWoJ:www.northamptonshire.gov.uk/en/councilservices/EducationandLearning/services/schlfin/Documents/Handbook/Section%25204%2520%2520Procedures%2520for%2520Ordering%2520Receiving%2520and%2520Paying%2520for%2520Goods%2520and%2520Services%2520200809.pdf+site+management+might+establish+appropriate+procedures+for+ordering+for+construction&cd=18&hl=en&ct=clnk&gl=in Read More