Managing Commercial Lead Times: Key Strategies for Success
Managing commercial lead times is critical for keeping construction projects on track. Delays in procurement can cause costly setbacks, so having a solid plan is essential. This blog covers five key strategies to help streamline procurement and ensure materials arrive on time.
- Develop a Takt Plan as Early as Possible:
The first and most crucial step is creating a macro-level Takt plan for the project as soon as possible. This plan should define the start and end dates, map out the path of critical flow, outline optimization strategies, and establish when materials need to be on-site. With a well-defined Takt plan, procurement efforts can align with the construction schedule, reducing risks and delays.
- Maintain a Real-Time Procurement Log:
A well-structured procurement log is essential for tracking material lead times. This log should include required on-site dates, built-in buffers for potential delays, and the full procurement timeline, including submittal processing, fabrication, and delivery. AI tools can help generate submittal registers based on building type and historical data. Todd Zabelle, in Built to Fail, emphasizes the importance of verifying supplier lead times rather than taking them at face value. The supply chain should adapt to project needs rather than the other way around.
- Start Procurement Efforts Immediately:
One of the most common mistakes in construction is waiting too long to start procurement. As soon as a project is secured, procurement efforts must begin. Some large projects fail to launch on time simply because buyout and procurement were delayed. Early engagement ensures that materials arrive when needed and minimizes last-minute disruptions.
- Conduct Weekly Procurement Meetings:
Procurement must be actively managed through weekly strategic planning meetings. These meetings should monitor procurement progress in real time, identify potential delays early, and trigger corrective actions when necessary. There are numerous strategies to expedite procurement, including concurrent design reviews, splitting orders, and accelerating shipments. Staying proactive is the key to avoiding costly delays.
- Keep Critical Procurement Items Highly Visible:
Long-lead procurement items, such as switchgear, must remain a top priority throughout the project. Adding buffers and maintaining clear visibility of these items ensures that all stakeholders—the design team, the owner, and project leadership—stay informed and engaged. A general superintendent once advised, “Never fall asleep on procurement timelines.” Keeping a constant focus on these items is essential for preventing major project delays.
By following these five strategies, commercial lead times can be shortened, surprises minimized, and projects kept on schedule
Effective procurement management is not just about tracking materials—it is about maintaining control over the entire project timeline.
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Meet Jason Schroeder, the driving force behind Elevate Construction IST. As the company’s owner and principal consultant, he’s dedicated to taking construction to new heights. With a wealth of industry experience, he’s crafted the Field Engineer Boot Camp and Superintendent Boot Camp – intensive training programs engineered to cultivate top-tier leaders capable of steering their teams towards success. Jason’s vision? To expand his training initiatives across the nation, empowering construction firms to soar to unprecedented levels of excellence.
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