Monitoring Programme Review
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This document reviews a monitoring programme submitted by a contractor for a construction project. It finds several issues with the contractor's schedule, including a lack of detail in some work packages, unrealistic durations and sequencing, missing procurement and long lead item activities, and incorrect scope definitions. The review advises the contractor to address these issues by restructuring the work breakdown, adding and splitting activities, correcting errors, and resubmitting the schedule for approval. Attachments provide reports on activity durations, relationships, and floats to support the findings.
Monitoring Programme Review
- 1. 06-Mar-14 Damac Properties Damac Heights at Dubai Marina Monitoring Programme Review
- 2. AECOM Damac Heights Monitoring Programme Review 2 Monitoring Programme Review Prepared for Damac Properties Prepared by Sameh Kandil www.aecom.com In association with Abhishek Kumar 06-Mar-14 © AECOM The information contained in this document is solely for the use of the client identified on the cover sheet, and for the purposes specified herein. AECOM undertakes no duty and accepts no responsibility to any third party that may rely on this document. All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored, or transmitted in any form without the written permission of AECOM. Quality Information Document Monitoring Programme Review Ref 60316653-DH-RPT-20140302-R0 Date 06 March 2014 Prepared by Sameh Kandil Reviewed by Samer H. Skaik - Fuad Hassan 1.1.1.1 Revision History Revision Revision Date Details Authorized Name/Position Signature REV # 00 06 March 2014 Fuad Hassan Program Director
- 3. AECOM Damac Heights Monitoring Programme Review 3 Contents 1.0 General Impression .......................................................................................................................... 4 2.0 Work Breakdown Structure ............................................................................................................... 4 3.0 Schedule Activities........................................................................................................................... 5 4.0 Activities Duration ............................................................................................................................. 8 5.0 Activities Relationships ..................................................................................................................... 8 6.0 Project Calendars ............................................................................................................................. 8 7.0 Activities Floats and Lags ................................................................................................................. 9 8.0 Data Date ....................................................................................................................................... 10 9.0 Project Critical Path ........................................................................................................................ 10 10.0 Provisional Sum and PC Items Nominations ................................................................................ 11 11.0 Progress Measurments ................................................................................................................ 12 12.0 Cash Flow and Resources Curves ................................................................................................ 14 13.0 General Requirments .................................................................................................................... 14 Appendix Attachment 1 – Original Duration Report ............................................................................................. 15 Attachment 2 – Lagsn Report .............................................................................................................. 16 Attachment 3 – Decimal Float Report .................................................................................................. 17 Attachment 4 – Schedule of Value ....................................................................................................... 18 Attachment 5 – Proposed Schedule Report ......................................................................................... 19 List of Figure Figure 1 SF relationship and Negative Lag ….…………………………………………………………………………….9 Figure 2 Negative Float …...…………………………………………………………………….………….…………….….10
- 4. AECOM Damac Heights Monitoring Programme Review 4 1 General Impression The Contractual Clause 14.1 Programme for Damac Heights Project was submitted by ARABTEC via a letter dated 02 March 2014, Ref: ATC/AECOM/3.3.2/DH/SB/03/3088 for Damac/AECOM (Supervision Consultant) for review and approval. After reviewing the contractor programme it has been observed that there are few shortfalls in MEP activities, shop drawings activities, long lead items activities, proper progress monitoring system, proper cash flow calculations, logic used in the programme, impractical critical path, lack of activity detailing for some work packages, impractical work sequencing, etc. These are explained in detail with specific examples in the forthcoming pages. Supervision Consultant’s above said review has also been discussed in detail with Damac’s Senior Project Manager and Senior Planning Engineer. Therefore, the programme is not approved in present form and the contractor is advised to revise the same and resubmit for further review and approval of the Employer / AECOM. 2 Work Breakdown Structure 2.1 The project schedule has to be structured under the following headings phases; x General; will include Key Dates, Employer Key Dates, Issuance of valid NOCs, Authorities Approvals and Construction Equipments. x Engineering x Procurement x Construction x Snagging x Commissioning 2.2 In all floors, the WBS for finishes work has to be broken down as follows; x Dry Area. x Wet Area. x Lift Lobby. x Staircase. x Corridor (especially in the floors of branded branded flats because the corridors have special finishes ). x Service Areas (electrical room, etc.). 2.3 In Podium 5, it is required to provide a separate WBS for each of the following areas; x Swimming pool area. x Health centre. x Landscaping (soft and hard). x Gymnasium x Play Room x Prayer Rooms x Corridor x Lift lobby In Ground floor, it is required to provide a separate WBS for each of the following areas; x Main entrance x Fendi entrance x Sub station x LV room x Generator room x Garbage room x Retail x Parking area x Service areas
- 5. AECOM Damac Heights Monitoring Programme Review 5 x Lift lobby for main entrance x Lift lobby for Fendi entrance In mechanical floors, it is required to provide a separate WBS for each of the mechanical rooms. 2.4 The WBS of MEP work has to be divided as follows; x HVAC x Electrical x Sanitary x Fire fighting x Shaft works 2.5 The WBS of facade cladding and Roofing&Water Proofing system have to shifted from level 4 to level 3. Also the WBS Of stone cladding, roofing&water proofing and landscaping has to be shifted to level 3 under Podium 5. 3 Schedule Activities 3.1 In Podium 5, it is required to provide detailed finish activities for each of the following areas; x Swimming pool area. x Health centre. x Landscaping (soft and hard). x Gymnasium x Play Room x Prayer Rooms x Corridor x Lift lobby In Ground floor, it is required to provide detailed finish activities for each of the following areas; x Main entrance x Fendi entrance x Sub station x LV room x Generator room x Garbage room x Retail x Parking area x Service areas x Lift lobby for main entrance x Lift lobby for Fendi entrance In mechanical floors, it is required to provide detailed finish activities for the mechanical rooms. 3.2 In order to monitor closely each activity in the schedule, the maximum original duration for each activity has to be 20 days. In the contractor schedule many activities have durations greater than 20 days; these activities have to be broken down to more manageable activities. The detailed activities are highly required for; x Roof Feature steel work. x Facade Cladding Works. Exception is permitted after a proper justification from the contractor.
- 6. AECOM Damac Heights Monitoring Programme Review 6 # Appendix 1 shows duration report (duration more than 20 days) for contractor action. 3.3 There are some errors discovered in the schedule related to the activities (scope of work) as listed below; x There is no swimming pool in 65th and 66th floors. x There are no parking areas in P5 floor. x There are no wet areas in the mechanical floors. x There are no wall paper in the 6th floor; however, the procurement task of wall paper is linked to that floor. x There are no shower enclosure installations from 6th to 9th floors. 3.4 There are no detailed activities for procurement of MEP (long lead items). Important long lead equipment such as chillers, cooling towers, primary/secondary pumps and heat exchangers that will affect the wild air commencement aren’t included in the schedule. 3.5 There are no detailed activities for the installation of MEP works, the following activates have to be included as a minimum; HVAC x Duct Installation & Insulation x Chilled Water Pipe Installation & Insulation x Condensate Pipe Installation x FCU Installation x Air-Outlet Installation Electrical x Install Conduits in Wall x Install Cable Trays & Trunking x Wiring for Lighting & Power x Wiring for Low Current System x Cable Laying for Low Current System x Cable Laying for Power x DB installation, Dressing & Termination x ELV Works x Installation of Sockets x Installation of Lighting Fittings Sanitary x Drainage Pipes in Wall x Water Pipes in Wall x H/L Hot&Cold Water Pipe Installation x H/L Drainage Pipes Installation x Drainage&Water Pipes Testing x Electrical Water Heater Installation x Floor Drain Fixing x Installation of Sanitary ware Fire Fighting x Fire Fighting Pipe x Hydro Static Test for Pipes x Sprinkler Fixing x Installation of Fire Extingusher&Blanket x Fire Alarm Devices
- 7. AECOM Damac Heights Monitoring Programme Review 7 Shaft Works x HVAC riser works inside shafts x Electrical riser works inside shafts x Sanitary riser works inside shafts x Fire fighting riser works inside shafts Alternatively, the contractor can add one activity called ‘’MEP works inside shafts’’ but the steps have to be assigned on this activity to detail the type of works inside the shafts. 3.6 There aren’t sufficient details for the different shop drawings (Civil,Architectural, MEP,Facade,Lift,Swimming pool, etc.). The shop drawings have to be provided by floor basis. As a minimum the folloing details have to be provided; Civil Works x Shop drawings for Colums x Shop Drawing for core wall x Shop drawing for Slab x Shop drawing for Ramp x Shop drawing for Staricase x Shop drawings for MEP equipment Architectural Works x Shop drawings for Wet Area Ceramic & Porcelain Layout x Shop drawings for Reflected Ceiling Layout x Shop drawings for Wardrobe Details x Shop drawings for Floors Layout and Details x Shop drawings for Vanity Counter Details x Shop drawings for Kitchen Cabinet Details x Shop drawings for Signage Layout and Details x Shop drawings for Mirror Details x Shop drawings for Doors Details x Submission of Block Work Setting Out Plan for 1st Floor x Submission of Handrail Layout & Details x Submission of Parking Layout x Submission of Traffic Sign Layout x Submission of Roof's Water Proofing System x Submission of Pool Deck Layout MEP Works x Shop drawings for Drainage Layout & Details (Low Level) x Shop drawings for LPG & Gas Detection Layout & Details x Shop drawings for MEP Builder Work Layout x Shop drawings for MEP Cordination Layout x Shop drawings for Water Supply Layout & Details x Shop drawings for Fire Fighting Layout & Details x Shop drawings for HVAC Layout & Details x Shop drawings for Lighting Layout & Details x Shop drawings for Power Layout & Details x Shop drawings for Fire Alarm Layout & Details x Shop drawings for CCTV,Access Control,Intercom Layout & Details
- 8. AECOM Damac Heights Monitoring Programme Review 8 x Shop drawings for ELV Layout & Details x Shop drawings for BMS Layout & Details x Shop drawings for Data & Telephone Layout & Details x Shop drawings for Drainage Layout & Details (High Level) Swimming Pool Works x Shop drawings for Swimming Pool Layout & Details x Shop drawings for Swimming Pool 's Water Prrofing 3.7 It is noticed that there are two task for the flooring work in the lift lobbies; lift lobby flooring and lift lobby flooring final coat. Please clarify the differences. 3.8 The schedule missed the GRP lining works for the water tanks. 3.9 The mock up works (Architectural, MEP, etc.) for flat 1 and flat 2 have to be detailed in the schedule. Also the contractor has to consider the relationship, if it is existed, between the mock up and the site progress. 3.10 In the mechanical floors, the equipments (pumps, chillers, etc.) that will be installed have to be named and included in the schedule. 4 Activities Duration 4.1 For the branded flats, the schedule missed the finishes works in the corridors. 4.2 The MEP installation works in the parking areas were set to be 45 days and installation of pumps and pipes were set to be 46 days. Please split down both installations to more manageable activities with maximum 20 days duration for each. 5 Activities Relationships 5.1 Please clarify the followings; x The schedule shows that the false ceiling tiles will be installed before producing the wild air. x The schedule shows that ceiling suspension system will be executed first then cable pulling and pipe pressure test will be done afterwards. 5.2 Lift lobby flooring and corridor flooring have to be executed after completion the work inside the apartments to avoid the potential damages could result from materials and labour movement. Please adjust. 5.3 Fixing of monorail bracket has to start after casting the slab of level 87. Please adjust. 6 Project Calendars 6.1 The project calendars haven’t included all the public holidays in UAE and it was observed that 8 types of calendars were used.
- 9. AECOM Damac Heights Monitoring Programme Review 9 The project calendars have to include the following holidays; x Gregorian New Year. x Islamic New Year. x Birth of Prophet. x Ascension of the Prophet. x Mount Arafat Day. x Eid Al Fitr. x Eid Al Adha. x UAE National Day. The contractor has to use only three calendars as follows; x 6 days calendar assigned for contractor/consultant works. x 5 days calendar assigned for government approvals/ site inspections. x 7 days calendar assigned for delivery period. Also it has been observed that the activities for construction of core walls, verticals and horizontals contains 7 days calendar. Please clarify. 7 Activities Floats and Lags 7.1 It is not acceptable to use the relationship (SF) in the schedule, it has been observed that this type of relationship was used for instance in the activity of DHDWAPA000 – Application Registration. Moreover, the negative lag also is not permitted in the schedule. Figure 1
- 10. AECOM Damac Heights Monitoring Programme Review 10 7.2 The schedule contains negative floats that have to be fixed. Figure 2 7.3 The excessive use of lags isn’t acceptable without justification from the contractor side. Lags should be an activity. Lags are only permitted till 20 days. Furthermore, NO LAGS are allowed on the project critical path. # Appendix 2 shows a lag report (lags more than 20 days) for contractor action. 7.4 There are some activities that have a float of 0.13 day, 0.88 day and 1.13 days. The decimal numbers are not acceptable in the float calculations. The decimal numbers were shown in the schedule because the start time in these activities was16:00 pm instead of 8:00 am. Therefore, the start time for all schedule activities has to be 8:00 am and the finish time has to be 16:00 pm. Please adjust. # Appendix 3 shows the float report. 8 Data Date 8.1 Based on the amendment letter that was signed by Arabtec on 24th February 2014, the monitoring schedule data date has to be 24th February 2014 but not 19-Nov-13 as shown in Arabtec’s schedule. 8.2 The monitoring programme should record actual progress of works till the agreement signing date, 24th February 2014. 9 Project Critical Path 9.1 The critical path (only 247 activities out of 6,313) shown in the schedule isn’t acceptable and doesn’t reflect the real critical scenario of constructing the tower. Having a correct critical path will help the project team prioritizing shop drawing, procurement and site work. DAMAC/AECOM suggest to combine the near critical path (0.13 to 1.13 days float) and the critical path (0 days float) to get final project critical path (all activities has to be 0 days float). The classical critical path for towers projects has to include procuring of long lead items, PT drawings preparation/approval, concrete works, wild air, fit out works, some finishes due to the resources constraints, lifts, cladding, some finishes in unique levels (ground and podium floors) and finally the snagging/commissioning.
- 11. AECOM Damac Heights Monitoring Programme Review 11 10 Provisional Sum/Prime Cost Items’ Nominations 10.1 There is a lag of 146 days between manufacturing and shipment of BMU. Please clarify. 10.2 The procurement of Facade Lighting will consume long time (6 months). Please clarify. 10.3 The delivery of Hard/Soft landscaping and Water features is scheduled to be on Apr-15 but the commencement of installation on Aug-15. Please clarify. 10.4 There is a lag of 80 days between the shop drawings approval and the fabrication of Roof Feature Steel Works. Please clarify. 10.5 The nomination dates of Home Automation (06-Dec-13), vanity counter (12-May-14), facade lighting (06-Jan-14) and wardrobes (15-May-14) are considered to be too early. Please clarify. 10.6 The nominations have to be regrouped under the followings WBSs; x General 9 Lifts 9 Facade Cladding 9 Facade Lighting 9 BMU 9 Roof Feature Equipments 9 Roof Steel Structure 9 MEP 9 Light Fittings for Corridors and BOH x Branded Apartments 9 Fit out (Timber Doors, Wardrobe, Kitchen Cabinets, Vanity Counter, Ironmongery and Mirrors) 9 GRC Cornice 9 Shower Enclosure 9 Toilet Accessories 9 Light Fittings 9 Sanitary Wares&Fittings 9 Mixers 9 Timber doors for service rooms x Non-Branded Apartments 9 Fit out (Timber Doors, Wardrobe, Kitchen Cabinets, Vanity Counter, Ironmongery and Mirrors Wardrobe 9 GRC Cornice 9 Shower Enclosure 9 Toilet Accessories 9 Light Fittings 9 Sanitary Wares and Fittings 9 Mixers 9 Steel doors for service rooms x Ground Floor 9 Fit out for the two entrances 9 Lift cabin finishes x Podium 5 9 Landscaping and Swimming Pool 9 Health Club (sanitary ware-light fittings, lockers, steam, sauna, Jacuzzi, acrylic panel enclosure for Jacuzzi, pool furniture).
- 12. AECOM Damac Heights Monitoring Programme Review 12 11 Progress Measurements 11.1 For the structural work, it is required to assign steps for the activities of core wall, horizontals and verticals in order to estimate the physical progress % accurately. For instance, the steps for Construction of Horizontals could be as shown below; x Form work. x Steel reinforcement x PT cable placement x MEP x Casting concrete x PT stressed Step Name Step% Weight Step % Complete Form Work 20% Steel Reinforcement 20% PT Cables Placement 20% MEP 10% Casting Concrete 5% PT Stressed 25% 11.2 It was noticed that the current assigned progress system is based on cost, however, many construction activities have not possess budget cost plus the procurement, engineering and commissioning activities haven’t any assigned budget cost, thus any progress for them will not be reflected on the overall progress %. So that for a higher level progress consolidation, to arrive at the overall project progress summary a weight factoring system is to be implemented for covering all of phases of the contract. Consideration may be given to the summary level man-hours while finalizing the summary level weight factors for different work phases like engineering, procurement, snagging and commissioning. For instance; WBS Man-hours Weight Factor % Engineering 90,000 5% Procurement 90,000 10% Construction 630,000 75% Snagging 90,000 5% Commissioning 45,000 5% To retain the consistency on progress reporting, the weight factors shall not be modified, during the course of the contract, except if approved or requested by Damac/AECOM. 11.3 For engineering and procurement activities, contractor shall propose to Damac/AECOM a set of steps to assess the actual physical progress. Actual progress shall be calculated at the lower level using progress steps. Engineering Work Scales of progress should be calculated using controllable steps (in Primavera) of physical work achievements for each generic step.
- 13. AECOM Damac Heights Monitoring Programme Review 13 Sr. Item % 1 Shop drawing 1st submission 30% 2 Editing by contractor 10% 3 Shop drawing 2nd submission 20% 4 Editing by contractor 5% 5 Shop drawing 3th submission 20% 6 Editing by contractor 5% 7 Final Approval (Code A or B) 10% Procurement Work For procurement, scales of progress shall be established to monitor each item from the inquiry stage up to the delivery and acceptance at site. Two different scales shall apply for equipment and bulk supply. I. Equipment Sr. Item % 1 Issue RFQ for vendors 2.5% 2 Approval of one vendor 2.5% 3 Issue Purchase Order 2.5% 4 Vendor drawings submission 2.5% 5 Vendor drawings approval 2.5% 6 Vendor material submission 2.5% 7 Vendor material approval 2.5% 8 Fabrication 70% 9 Inspection cleared and factory tested 2.5% 10 Delivered to site 5% 11 Equipment inspected by Arabtec QA/QC 2.5% 12 DAMAC/AECOM inspected equipment at site 2.5% II. Bulk Material Sr. Item % 1 Issue RFQ for vendors 5% 2 Approval of one vendor 5% 3 Vendor material submission 5% 4 Vendor material approval 5% 5 Place order for Bulk material 10% 6 Material received at construction site (50% of estimated quantity) 30% 7 Material received at construction site (90% of estimated quantity) 30% 8 All materials received & purchase order closed 10%
- 14. AECOM Damac Heights Monitoring Programme Review 14 12 Cash Flow and Resource Curves 12.1 For preparation and reporting an accurate cash flow and a progress percentage based on cost, the cost loading has to be done based on the schedule of values. # Appendix 4 shows sample of the said schedule of values. 12.2 Manpower histogram shall be submitted for civil works, architectural, MEP and other subcontracted packages. 12.3 Major commodities’ quantities (concrete, block, plaster, flooring, etc.) histograms shall be submitted. 12.4 Productivity rates that were the basis for duration calculations have to be submitted. 13 General Requirements 13.1 A Primavera layout for the schedule baseline and the regular updates will be provided by DAMAC/AECOM for contractor use when reporting to DAMAC/AECOM. # Appendix 5 shows the proposed schedule layout. 13.2 On various floors and areas the date on which the specialized sub-contractors will get access need to be shown in the programme. As a minimum the following activities need to be detailed in Contractor’s Cl 14.1 programme. x Access to MEP contractor to the flats, floor by floor. x Access to MEP contractor to other critical areas like reception, roofs, pump rooms, LV rooms etc. x Access to fit out contractor to various areas. x Access to curtain wall contractor. x Access to all nominated subcontractors need to be detailed. x Access to swimming pool contractor including other water bodies. x Access to lift sub-contractors for each lifts. x Clearance from the sub-contractors is also need to be included in the program. 13.3 The contractor has to explain how the wild air will be produced. Will temporary chillers be used to produce the said wild air that are mandatory for fit out works or the contractor will use the tower’s chillers? 13.4 Arabtec has to maintain the original structure completion date that was 04 April 2015.