What to Focus on During the Planning Phase of a Construction Project
Planning is the foundation of any successful construction project. It’s where the groundwork is laid, both figuratively and literally, to ensure a project doesn’t just start well but stays on track. As builders, our ultimate goal is to set our projects up for success. After all, projects don’t go wrong—they start wrong.
In this blog, we’ll explore what you, as a builder, should focus on during the preconstruction phase. While other blogs may dive into the detailed steps of preconstruction, this one emphasizes the mindset and priorities that can make or break a project.
Key Focus Areas During Preconstruction:
- Concept and Schematic Design Phases:
At the beginning of a project, your focus should be on:
- Macro-Level Takt Plan: Develop an overarching plan to ensure your project’s general conditions (GCs) and general requirements (GRs) are estimated correctly. Underestimating these can lead to problems later when you lack the budget to cover essential management resources.
- Supporting the Design Team: Collaborate closely with the design team to guide the process effectively.
- Long-Lead Procurement: Identify and address major procurement items, such as utilities and Shoring requirements, during this phase.
- Design Development Phase:
This phase is about bringing in builders and trade partners to:
- Perform thorough risk analysis.
- Develop a solid plan based on reference classes, as discussed in the book “How Big Things Get Done”.
- Gather trade input and refine designs to ensure constructability.
- Construction Documents Phase:
Before finalizing the plan and submitting for GMP approval, conduct a fresh eyes meeting to:
- Review and revise the plan comprehensively.
- Ensure all deliverables are included in the prime agreement.
The Importance of Visual Systems:
One critical element throughout the planning phase is using visual systems. As builders, we must get everything out of our heads and onto visual platforms. This includes:
- Macro and Norm-level Takt plans.
- Zone maps, logistics plans, and trailer drawings.
- Risk and opportunity registers, procurement logs, and accountability charts.
Visual representation enables teams to identify risks, improve understanding, and align strategies. Whether using foam core models, 3D applications, or detailed maps, make your planning process as visual as possible to ensure clarity and alignment among all stakeholders.
The Power of Pixar Planning:
Did you know Pixar creates its movies multiple times before you see the final version? This iterative process involves creating, reviewing, and revising to perfection. In construction, adopting this approach—what we call Pixar planning—can significantly enhance project outcomes.
Strive to review and refine your project at least three times before execution. By tearing apart the plan and rebuilding it during preconstruction, you’ll mitigate risks and set the stage for a smoother construction process.
Experience and Experimentation:
While experience is invaluable, experimentation is equally important. Whether its building logistics plans with foam core and popsicle sticks or using 3D models to analyze crane placements, testing and refining your strategies before implementation can lead to better outcomes.
Teams that embrace experimentation alongside experience tend to outperform those that rely solely on historical knowledge.
Aligning with Risks and Reference Classes:
Your planning process should visually compare the current plan to a reference class, incorporating lessons from historical projects. This effort helps identify risks early, which can then be addressed through:
- Risk and opportunity registers.
- Financial or schedule buffers.
Final Thoughts:
Preconstruction is about more than just steps; it’s about mindset. By focusing on visual systems, iterative planning, experimentation, and risk alignment, you’ll set up your project for long-term success. Remember, the effort you invest during this phase determines the trajectory of your entire project.
If you want to learn more we have:
-Takt Virtual Training: (Click here)
-Check out our Youtube channel for more info: (Click here)
-Listen to the Elevate Construction podcast: (Click here)
-Check out our training programs and certifications: (Click here)
-The Takt Book: (Click here)
Discover Jason’s Expertise:
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.
On we go