In this blog, I’m going to take you through the key factors that determine how long a construction project takes, and how you can piece together all the information to create your own vision of the timeline.
This is essential for double-checking your contractor’s estimates or to see if the project fits within your pro forma. If you’re curious about how to calculate the duration of a construction project, you’re in the right place!
What is the Substantial Completion Date?
The customer demand for a construction project is driven by what’s called the “substantial completion date.” This date marks when the building can be occupied in a way that benefits the client.
In other words, the substantial completion date is when local authorities give the green light for occupancy. Whether it’s renters, end-users, or clients moving in, this date signifies that the project is essentially done, although there may still be some final touches to complete.
Many developers just want a schedule that will get them to this date, without considering other factors. However, identifying how long a construction project will take requires more than just setting a target date—it involves understanding both supply and demand.
How to Determine the Duration of a Construction Project
To accurately determine a project’s timeline, you need to consider two things: demand (the substantial completion date) and supply (how quickly your trade partners can complete the work). The timeline must balance these two factors. The rate at which work progresses—referred to as the production rhythm—needs to align with the substantial completion date, and the supply must meet the demand.
Additionally, time is money. If you fail to complete the project on time, it could cost you in terms of leasing or using the building. The timeline must align with the financial expectations of the developer or owner, known as the pro forma.
Working Backwards from the Substantial Completion Date
Let’s work backwards from the substantial completion date. This is the point when the building is substantially finished, city inspections are complete, and the building is ready for occupancy. However, there will likely still be a punch list to complete—items that need finishing touches or minor corrections. This could take anywhere from a few weeks to several months, depending on the scope of the project.
During this phase, the final punch list, any change orders, and the final functional performance testing will be completed. Also, you’ll be finalizing training for the building’s occupants, storing attic stock, and preparing for the handover to the owner.
The Importance of Buffers in Your Timeline
One of the biggest mistakes in construction scheduling is not accounting for buffers. These are essential for absorbing delays and interruptions. The size of the buffer should be proportional to the risks identified in the pre-construction phase.
The Overall Structure of a Construction Project Timeline
In terms of structure, I like to break down the project into phases. For instance, at the end of a project, you’ll have site work and commissioning. The exteriors are tied to the site work, while the interiors are linked to the commissioning efforts. Before that, you have the superstructure and foundation phases. Each of these phases must be broken into zones and connected in sequence to ensure a smooth flow from start to finish.
Major Factors to Consider in Your Key Timelines
A project’s timeline must also account for long-lead items such as switchgear, permits, and coordination between various contractors and trades. Each phase and timeline must be networked together to avoid delays and ensure that the project stays on track.
Breaking Down Your Zones and Phases
Each zone and phase in your construction plan needs a sequence that can be repeated across zones, even in non-typical builds. This structured approach allows for a smooth workflow from one phase to the next, ensuring that each aspect of the project is completed efficiently.
Final Thoughts
Identifying how long a construction project will take involves understanding both the supply and demand sides of the equation. You need to factor in the substantial completion date, buffers, timelines, and critical phases. The design, contractors, materials, and permissions all need to align to ensure that the project stays on track.
I hope this blog has provided valuable insights into planning construction timelines. Stay tuned for more resources and check out our book, Elevating Construction First Planners, for a deep dive into tech planning and construction project management.
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