OWNER PROVIDED INDEPENDENT SCHEDULER
General
The owner has hired an independent scheduling consultant, hereafter called the
Scheduler, to facilitate the scheduling process on this project. The Scheduler
shall develop a computerized network or critical path method (CPM) progress
schedule using input from the General Contractor and his major subcontractors
and vendors. This CPM schedule will be updated monthly and be utilized for scheduling,
coordinating, and monitoring construction activities. This does not remove or
change in any way the General Contractor’s (GC) responsibility for project
scheduling.
Develop Baseline Project Schedule
The Baseline Project Schedule (BPS) development process will consist of information
gathering, construction operations graphics, draft BPS review, and issue of
the Final BPS. The Scheduler will facilitate the gathering of information and
development of the Baseline Project Schedule and Construction Operations Graphics.
This schedule will include all tasks that may impact completion or critical
milestones including but not limited to the following: design tasks, construction
tasks, owner provided items, agency approvals, work by other contractors, submittals,
deliveries, important milestones, inspections, critical samples or mockups,
important meetings, and important decisions or approvals. This process begins
with the schedule development meetings.
Schedule Development Meetings
The GC shall expect that the information gathering process will be facilitated
by the Scheduler and include up to three days of meetings with the superintendent
and project managers of the GC and his major Subcontractors and Suppliers. The
Architect and Owners representatives may also attend these meetings. The GC
shall provide a clean, dry, secure, well-lighted, and furnished conference room
for all Schedule meetings. The GC shall make available for each meeting the
latest contract documents. At least one week prior to the meeting the GC shall
provide the Scheduler with a complete set of contract documents, any preliminary
schedules, preliminary logistics plans, and quantities of all major elements.
All attendees shall come prepared with a thorough knowledge of the contract
documents and their specific scope of work. This includes detailed knowledge
of the quantities of materials, the manpower requirements, the equipment requirements,
and information on submittal and fabrication of major equipment or materials.
Attendees shall also be prepared to discuss logistics issues such as staging,
parking, hoisting, temporary facilities, and flow of work issues. Also, each
attendee shall bring to the meeting any outstanding issues that may impact the
project schedule including design detail questions, permitting issues, and etc.
Draft Baseline Project
Schedule
The Scheduler will input the schedule tasks with the durations and logical sequence
derived from the schedule development meetings into a Critical Path Method scheduling
computer software, such as Primavera Project Planner or SureTrak Project Manager.
The logistics information will be used by the Scheduler to develop Construction
Operations Graphics. The Scheduler will proceed with developing these documents
only according to the GC’s direction or his approval.
Within two weeks of the last scheduling development meeting the Scheduler will
provide a draft BPS including preliminary Construction Operations Graphics.
This draft will have no tasks greater than 3 weeks in duration except submittal
or fabrication activities. Also, this draft will be organized in the manner
required by the GC and include a section of critical milestones as required
by the Architect and Owner.
This draft will include:
• a 36" x 48" color plot of the full schedule,
• an 8_ x 11 black and white print out of the full schedule, and
• a logic report indicating predecessors, successors, constraints and float,
and
• an electronic version of the full schedule in the latest Primavera or
SureTrak software format or Adobe Acrobat print files.
This will be provided in one original set to the GC for his copying and distribution
to the project team. These plots and printouts will include the Site Operation
Graphics developed to reflect sequencing, staging and flow of work.
Final Baseline Project Schedule
The GC shall provide review comments to the Scheduler on the draft schedule
within one week. From the draft review comments provided by the GC, the Scheduler
will make final adjustments and deliver within one week the final Baseline Project
Schedule to the GC in the same format and quantities as the draft schedule for
his copying and distribution to the project team. Major revisions to the draft
schedule such as changes in the flow of work from that agreed to at the BPS
Meetings will be done at the GC’s expense. The Scheduler will advise the
GC in writing before making such revisions.
The final product of this process, the Baseline Project Schedule shall be signed
by the GC and submitted to the Architect for final approval. When approved by
the Architect this BPS becomes the contract schedule but does not change the
contract completion date.
Schedule Float Time
Float time is defined as the amount of time between the earliest start date
and the latest start date or between the earliest finish date and the latest
finish date of activities in the Baseline Project Schedule. Float time is not
for the exclusive use or benefit of the General Contractor, Owner, or the Architect.
Revisions to the BPS after Acceptance
Any revisions to the BPS after acceptance shall require the Architect’s
approval. This includes schedule revisions due to conditions within the contract
scope of work such as:
• new or corrected schedule information from GC or his Subcontractors
• lost time due to normal weather
• lost time due to actions or inaction’s by the GC or his subcontractors
• labor resource limitations
• material delivery delays
All such revisions shall be made by Scheduler at the GC’s expense.
Revisions to the BPS due to Changes in the Work
A revision to the BPS required because of a change in the scope of work shall
be performed by the Scheduler, approved by the GC and the Architect. Revisions
to the BPS due to changes in the scope of work shall be at the GC’s expense
and therefore to be included in the GC’s change order request.
A request for time extension shall include as part of the time extension change
order proposal a schedule showing how that change alters, delays or impacts
the Baseline Project Schedule. Upon approval of this time extension change order
the General Contractor shall submit a signed, revised Baseline Project Schedule
incorporating this time extension schedule logic and durations.
Monitoring and Updating the BPS
The BPS shall be updated monthly by the Scheduler from the information provided
by the GC. This process will begin with the Scheduler sending an Update Reporting
Document to the GC at the 1st of the month for his use in gathering progress
information throughout the month.
Monthly Scheduling Meetings
On or near the 15th of the month the GC shall hold a special Scheduling Meeting
to be conducted by the Scheduler and attended by the superintendents and project
managers of the GC and the major Subcontractors. The GC at least 5 calendar
days prior to the meeting date shall complete this Update Report and send to
the Scheduler for review. Just prior to the meeting the Scheduler will tour
the construction site with the GC’s superintendent or project manager and
then the Scheduler will conduct the Schedule Meeting reviewing the preliminary
progress information in the Update Report and other schedule impact items. Attendees
shall come prepared with accurate update information and any outstanding issues
that could impact the project schedule.
Updated BPS
After this meeting, the Scheduler will update the BPS and within 5 work days
deliver one 81/2 x 11 black and white print of the draft Updated BPS to the
GC. The GC shall provide review comments to the Scheduler on the draft update
within one day. From the draft review comments provided by the GC, the Scheduler
will make final adjustments and deliver within one additional day the final
Updated Baseline Project Schedule to the GC. This updated schedule will be provided
to the GC for his copying and distribution to the project team in the following
format:
• a 36" x 48" color plot of the full schedule summarized with
original dates as targets,
• a 36" x 48" color plot of the 6 week lookahead schedule with
original dates as targets,
• an 8.5 x 11 black and white print out of the full schedule with original
dates as targets,
• an 8.5 x 11 black and white print out of the 6 week lookahead schedule
with original dates as targets,
• a logic report indicating predecessors, successors, constraints and float,
and
• an electronic version of the full schedule in the latest Primavera or
Suretrak software format or Adobe Acrobat print files.
The GC shall sign and submit the final updated BPS with the monthly Payment
Application as a prerequisite for payment. At each monthly update the Scheduler
will also provide to the GC and the Architect a brief report describing the
progress to date, comparing progress to the baseline, describing the current
flow of work, and identifying potential impacts to the schedule.
Weekly Schedule Review Meetings
The GC is responsible for conducting weekly schedule meetings with the Subcontractors
and producing weekly schedules and/or task lists that will meet or exceed the
BPS near term completion dates.
Recovery Schedules
When this updated schedule indicates a completion date three weeks or more behind
the contract completion date then the GC working through the Scheduler shall
provide a recovery schedule that reflects how the contract completion date can
be achieved. The recovery scheduling process shall be similar to the Baseline
Schedule Development process but will only include those subcontractors and
vendors that are affected by the adjustments to the BPS to achieve recovery.