Project Close Out - PowerPoint PPT Presentation

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Project Close Out

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Project Close Out CTC-470 Close out process Process of completing all construction tasks and all documentation to close out contract and consider job complete Can go ... – PowerPoint PPT presentation

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Title: Project Close Out


1
Project Close Out
  • CTC-470

2
Close out process
  • Process of completing all construction tasks and
    all documentation to close out contract and
    consider job complete
  • Can go on for year after CO
  • 4 main categories

3
Construction Closeout
  • Ensure all construction tasks completed as per
    contract
  • Punch List of deficiencies made during pre final
    inspection
  • F 21-1
  • May have many punch lists one from each CSI
    number
  • PM should only get one Punch list w/ everything
  • Pre-inspection needs to occur early enough so
    that GC can complete work before owner moves in
  • Hard to determine who caused damage once owner in
    building

4
Construction Closeout
  • Punch list prepared after all major work
    activities complete
  • GC subs should complete all punch list items
    within 2 weeks
  • As completed punch list items are checked off and
    verified by A/E
  • A/E notifies owner when all items corrected
  • Out of scope punch list items
  • GC not responsible needs to get Change order
    before doing any out of scope work

5
Construction Closeout
  • Obtain certificate of substantial completion and
    CO
  • Certificate of substantial completion F21-2
  • Issued by A/E
  • States that building is usable for its intended
    purpose but may be deficiencies that need to be
    corrected
  • Copy of corrected punch list should be attached
    to certificate
  • Ends GC liability for liquidated damages
    contract date is for substantial completion

6
Construction Closeout
  • Certificate of occupancy F21-3
  • Issued by the city, county, municipality that
    issued building permit
  • Indicates that all code related issues have been
    accounted
  • Building is approved and safe to use
  • Fire Marshall inspection vital part of CO
  • If some work not completed not related to life
    safety- GC posts bond to guarantee completion

7
  • Occupancy
  • Owner occupies as soon as permitted
  • Can have joint occupancy owner occupies part of
    building while GC finishes other part
  • Can cause problems
  • Need to have meeting with owner to get plan on
    how work will proceed

8
Construction Closeout
  • Demobilizing
  • Expensive
  • Need to clean up project site
  • Close project office
  • Remove equipment materials
  • Disconnect temp utilities
  • Contact vendors to close accounts
  • Project staff phased out
  • Project files taken to main office

9
Financial Closeout
  • Application for Final Payment
  • Submitted at final completion
  • Submitted after punch list completed and all
    documentation handed in
  • Asks for release of retention as well as payment
    for any work completed since last payment
  • Final lien waiver accompanies application
  • Lien Waivers
  • GC must submit final and unconditional lien
    waiver to owner
  • Owner will require same from all subs

10
Financial Closeout
  • Change Orders
  • All change orders and construction change
    directives must be negotiated before final
    payment
  • All subs are issued a Final modification to each
    sub for 0.00
  • Tells sub they will not have another opportunity
    to collect on a change order

11
Contract Closeout
  • Close out requirements in contract specs
  • Section 1700, App F p 389
  • PM should make list of what they think needs to
    be completed and give to designer for
    verification
  • As Built Drawings
  • Most significant close out deliverable
  • Best person to mark up is foreman or super
  • O M manuals
  • Organize into binders and give to owner
  • Not sales info only O M info

12
Contract Closeout
  • Warranties
  • Written, original, signed warranties and
    guarantees from all subs and suppliers
  • Placed in O M manual
  • Test Reports
  • Placed in O M manual
  • Extra Materials
  • Contract may state that extra material (1 3 )
    be supplied to owner upon job completion
  • Paint, ceramic tile, ceiling tiles
  • Permits
  • All required permits from city or jurisdiction

13
Contract Closeout
  • Close out log
  • F 21-4
  • Allows PM to keep track of what is needed
  • Why do you need a close out log
  • Receive final progress payment
  • Receive release of retention
  • To begin clock on warranties and guarantees
  • Close out subcontracts and POs
  • Maintain good relation with owner, designer and
    subs
  • Minimize project overhead

14
PM Closeout
  • Prepare as built estimate
  • Analysis of final forecast project cost vs
    contract amount and resultant fee
  • Post project meeting with owner and designers
  • They fill out report card on PM GC
  • Post project meeting with field and office
    personnel

15
Warranty Management
  • Owner wants assurance that project completed in
    accordance with contract
  • All materials and equipment used on project new
    and met contract specs
  • All work free of defects and meet contract specs
  • Warranty period usually 1 year
  • Need to get warranties from subs
  • F 22-1

16
Warranty Service Requests
  • Need to be responsive
  • Satisfy customer
  • Ensure warranty costs are reasonable
  • Minimizes conflicts
  • Maximizes potential for repeat business
  • Helps reputation
  • Warranty claims funnel thru PM
  • PM reviews claim and notifies sub
  • Emergency situations owner can deal directly with
    sub but must tell PM

17
Warranty Service Requests
  • Warranty Log
  • PM keeps log of all warranty service requests
  • Includes date of release from owner of completion
    of work
  • Warranty Customer Service
  • Timely response is good PR
  • Need to keep subs on top of warranty service
  • Dont use subs who are slow
  • Do inspection of project before warranties expire
    with owner to make sure all problems under
    warranty are corrected
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