Focus on: Construction Projects Life Cycle & Challenges

To hit time and budget targets, construction projects need to run like a well-oiled machine, from the earliest planning stages until final sign-off.

For this reason, all projects follow similar stages, from pre-design to post-construction, and these stages have been outlined by the Construction Management Association of America (CMAA), a trade association representing the construction management industry, identifying five distinct phases in the project lifecycle.

The CMAA says that all construction projects “require careful planning to succeed" and emphasise the need for “proper resource allocation, timeline management and budgeting”.

It says construction projects have five phases: pre-design, design, procurement, construction and monitoring and post-construction.

Here, we examine those phases – what they mean and why they are important.

Each phase presents its own set of activities and challenges for project managers and stakeholders.

We also look at how major construction companies manage projects throughout the various construction phases.

Pre-design (project initiation)

The pre-design phase, also known as project initiation, involves evaluating project requirements, objectives and feasibility.

Bechtel, an American engineering and construction firm, is involved in pre-design and procurement for construction projects, having managed large-scale infrastructure projects like the Channel Tunnel. 

"During this stage, project managers conduct feasibility studies and create project initiation documents (PIDs) to define scope and milestones," the report reveals.

Challenges can arise in highlighting difficult-to-achieve objectives and drafting contractual documents to avoid liability issues.

Design (pre-construction)

The design phase, also referred to as pre-construction, focuses on developing comprehensive plans for the structure's final design.

The report states that this stage involves "selecting contractors, establishing a chain of command, estimating costs and assessing risks."

It also highlights that environmental concerns can potentially delay or prevent project initiation.

In the design phase, AECOM, a multinational engineering firm, provides comprehensive design services for projects worldwide, including the One World Trade Center in New York.

Procurement

The procurement phase involves sourcing, purchasing and transporting necessary materials, equipment and services.

For procurement and construction, Vinci, a French concessions and construction company, handles major projects like the South Europe Atlantic high-speed rail line.

"Project managers must decide whether to purchase materials from local, regional or global markets, each option presenting its own set of challenges," the report indicates.

The authors emphasise the importance of planning ahead, stating that "volatile market conditions can affect the availability of equipment, materials and even human resources."

Construction and monitoring

Skanska, a Swedish multinational, excels in construction and monitoring, as evidenced by their work on the Öresund Bridge connecting Sweden and Denmark.

The construction and monitoring phase marks the beginning of physical construction.

According to the report, this stage primarily involves contractors and subcontractors performing tasks such as laying foundations, framing structures and installing utilities.

"Schedules need to be carefully coordinated, as dozens of subcontractors may be involved. Any confusion can lead to delays and the project going over budget," the report authors caution.

Post-Construction (closeout)

The final post-construction or closeout phase involves the project manager surveying the completed project before handover to the client or owner.

The report details activities such as reviewing the project with the client, finalising documents and transferring ownership and deliverables.

"The punch list could identify a wide range of issues, from small repairs to major oversights, which need to be addressed, along with any client feedback," the report concludes, highlighting the potential for legal disputes if clients feel the finished project doesn't meet agreed-upon expectations.

In post-construction, Fluor Corporation offers maintenance and operations services, such as those provided for the London Underground.

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