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CONTENTS
construction cost. To be accurate and create a successful estimate you must understand the language of print and specifications.
Clearly, authoring an estimate by rushing through a set of plans and specifications could have dire consequences for a construction firm and its employees. Having a thorough grasp of what it will take to build a structure will be the difference between a bid that is too low or too high, and an accurate proposal.
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All of these questions reflect real-life situations that a project manager must face. However, without a thorough knowledge of the plans and specifications, there are many risks and numerous mistakes can be made. These are often referred to as project land mines. Just like the estimator, a project manager cannot afford to bumble a project by being unfamiliar with its scope. Failure to catch any of these issues would only lead to increased subcontractor fees and costly rework.
GENERAL TIPS
When first considering a project, set aside 30 minutes or so to absorb the requirements. Carefully view the prints, one at a time, and get a general idea of what the architect is communicating. Immediately write down any questions that pop into your head. Create a list of tasks for each room. Write down every room number and list in any order every item of work needed to entirely complete it. Be on the alert that all of a subcontractors work may not appear on the expected drawings. For example: 1. Concrete for the foundation will appear on the foundation prints, but not the concrete necessary for the pan stairs. This item would be found in the architectural drawings. 2. The plumbing prints may show blocking necessary for various fixtures. However, the carpenter would be responsible for this work, even though its not shown on the architectural drawings. Highlight any work you question and determine the responsible subcontractor. For example: 1. Will the glaziers or the finish carpenters complete a mirror installation? Will the drywall installers or painters do the drywall sanding? 2. Will the primary electrical subcontractor or a telecommunications subcontractor install low-voltage wiringphone line, digital subscriber line (DSL), and speakers?
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Mark all associated tasks necessary for one part of the work that may not be obviously related. Then, ensure that you cover these issues with all appropriate subcontractors. For example: 1. Will the excavator provide trenching for storm and waste sewer piping, or will the plumbing subcontractor? 2. Will your primary carpentry subcontractor frame the roof, or does the roofer plan to do that with its own work forces? 3. Does the carpet installer plan on providing the vinyl base, or does it assume your finish carpenter will handle this?
Most important of all, be sure to review the specifications along with the prints. Once you have finished reviewing specific drawings (i.e., electrical, mechanical, civil, structural, and architectural), take some time to read the related specification sections. Following these rules for proper print and specification reading will help you avoid costly mistakes.
End Notes
1. Lawrence Jeff Johnson, Key Indicators of the Labor Market 20012002, United Nations International Labor Organization (August 2001). 2. Ibid. 3. American Institute of Architects at www.aiacccc.org/april2004-AIACCCC_NEWSLETTER.pdf 4. The Associated General Contractors of America at www.agc.org/content/public/PDF/Press_Releases/2003/12-05-03.doc