Will your home build project finish on time

An example of a construction schedule for a new home. Image courtesy of Gavin Chalmers

​Frequently home renovation projects and new home build projects are finished late. This results in disappointment and often additional costs when the house is not ready for occupation. Family life is often disrupted when renovations aren't completed or homes aren't ready to move into, which results in friction.

Is it possible to avoid delays, or certainly get early warning that your construction project is running late?

What is a Construction Schedule

It’s good practice for the contractor to submit a construction schedule or construction programme. The schedule/programme lists all the construction activities, their duration and the sequence in which they’ll be completed.

The schedule is usually shown as a series of bars representing the duration for each activity measured against the calendar days of the project. Most construction tasks are sequential with one having to be finished before the next can start. So for instance, the foundations usually have to be completed before the walls can start, and the roof can only begin when the external and supporting walls are completed. The internal ceilings, fixtures and finishes can probably only start when the roof is complete. Sometimes an activity may be able to start before the preceding activity is complete, and sometimes two or more activities can happen at the same time.

The duration of each activity will depend on the complexity of the activity as well as on how many resources are available and can be fitted into the area. 

In theory construction schedules can be compressed by working around the clock seven days a week. But this is usually more expense than the result warrants, anyway the neighbours may object to late-night noise and there could be regulations which limit working hours. More resources could be put on the project, but inevitably there will be inefficiencies and the costs will be more than the end result is worth.

All construction schedules should allow for the normal weather that can be expected at that location at that time of year as well as other known restrictions which the contractor should have been aware of.  

Checking Construction Schedules 

​It’s important to check the construction schedule to ensure that:

• The completion date agrees with the date in the contract. If the date is earlier you should check to confirm that your budget and cash flow can accommodate the faster expenditure.
• The contractor doesn’t expect to receive information earlier than your designers have committed to issue it.
• The start date matches what’s in the contract and you’ll have all permits and permissions in place to match the contractor’s start date.
• The time allocated for your subcontractors’ work is sufficient.
• You’ll be able to supply materials and equipment that are your responsibility in time, so as not to delay the contractor.
• The schedule is an accurate portrayal of the contractor’s methods of construction.
• There’s sufficient detail to monitor the contractor’s progress.
• It’s clear when you or your agent must be available to conduct tests and inspections.

A Valuable Tool for Monitoring Construction Progress

The construction schedule is a valuable tool to monitor the progress of your construction project. It's also essential so that you can ensure that you do not delay your contractor because you failed to provide, access, material, or information on time. Of course checking the construction schedule will help you understand when payments are due to your contractors, so that you can ensure you will have sufficient funds to pay suppliers and contractors.

In future articles we will look at the construction schedule or programme in more detail, and also consider how to avoid delays to your home build and renovation project.

Other Useful Articles on Building and Renovating Houses:
When to start your home build and renovation project. Is now the right time?
Steps to constructing your new house. Part 1
Questions to ask before starting a home renovation, or building a new house

​This is an extract from the author's book 'An Introduction to Building and Renovating Houses: Volume 1 Hiring Contractors, Managing Construction and Finishing Your Home'.
​© 2020 This article is not to be reproduced for commercial purposes without written permission from the author.

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​Paul Netscher has written 2 easy to read books 'An Introduction to Building and Renovating Houses - Volumes 1 and 2'. An Introduction to Building and Renovating Houses Volume 1 deals with Hiring Contractors, Managing Construction and Finishing Your Home.  and Designing your ideal home Volume 2 deals with Finding Your Ideal Property and Designing Your Dream Home. 
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