Partnering & LEAN Construction
It seems that with each new delivery method, we have a greater chance for collaboration and an even greater chance for miscommunication. With all of these new delivery methods, it is imperative that stakeholders not only work together, but work in a way that reduces cost and time, while at the same time improves quality and safety.
The goals of LEAN Construction can be defined as:
1) To sustain daily, autonomous, but collaborative problem-solving at the working level. Which is only possible if a common mission is held.
2) Methods for seeing and solving problems.
3) Coming up with new and innovative ways to approach processes.
4) Reduce waste in terms of manpower, capital, time and materials.
In order to achieve these goals there can be no less than a World Class Collaborative team to execute the vision. With new technologies such as BIM and other 3D Modeling, architects and engineers can, not only project costs and potential changes to reduce costs, but also foresee any potential constructability issues with the project.
Defining what LEAN will look like on this project. What are we going to incorporate? Who is responsible? By what date? These are all questions that will be answered in a LEAN partnering session. If LEAN collaboration is the goal, then it starts with the partnering.
Partnering: Managing the 5 Key Challenges LEED Certified Construction
It seems these days that any construction article you pick up or construction related internet site you visit there is a reference to or an article about green building. As concerns continue to rise regarding environmental impact of construction and the increasing costs of raw materials, fuels and labor, so does the need for a green building process.
We have been versed over and over again about the benefits of green building or LEED certification. Reduction in operating costs, enhancement in property value and profits, improve water and air quality, conservation of natural resources and minimization on local infrastructure, just to name a few. But what about the challenges in making this vision a reality? How can a collaborative approach to construction help to overcome or mitigate these challenges?
Early Involvement by Contractors (Designing for LEED)
The traditional design-bid-build approach to construction can be viewed as a very backwards way to approach LEED certified building. A collaborative approach by the design team and contractors early in the process helps to foresee potential constructability issues and cost savings. This collaboration by the team, coupled with an outline of the LEED certification points that they are trying to achieve will not only save time, but will also save money.
The Cost of LEED Certification & Collaboration
Yes, there are economic benefits to LEED Certified Construction. According to the USGBC website, an upfront investment of 2 percent in green building design, on average, results in a lifecycle savings of 20 percent of the construction costs. Which results in an ROI that is nearly 10 times the cost, but how do we insure this investment? Again, it goes back to collaboration by the entire team on looking out for potential cost savings. We have found that collaboration throughout the entire construction process on pricing out the LEED construction options and the difference between the initial cost and the long term economic impact to operating costs is essential to a successful project. Also, many project teams are tempted to go for LEED Gold without realizing the potential impact that it may have on schedule or cost. Partnering helps the team make an informed decision acknowledging the real costs and tradeoffs.
Subcontractors & Suppliers
We have found that nearly 98% of all participants on construction projects desire to be part of a team that is truly World Class. For one reason or another 98% of all construction projects would not be considered a World Class effort. In order to achieve LEED Certification it is imperative to successfully enroll all stakeholders in the project on the idea green construction and a truly World Class effort. By enrolling the subcontractors early in the process, the team may be able use their local knowledge to increase the use of local suppliers and materials to help drive cost savings and also earn LEED points. Local knowledge by key subs also plays a part in the recycling of materials, which is often a challenge in green building.
Finding the right suppliers for green building can also be a significant hurdle. Many of these suppliers are relatively new and contractors often have the fear that if they use a new supplier (who may be cheaper) there is the chance that they might not be around to provide service or warranty to the end user. Yikes! Typically in these situations it would be the contractor who ends up having to warrant the product. Again, it goes back to collaboration from the onset of design by all stakeholders to mitigate these potential issues.
Expediting the Construction Schedule
When applying new processes and techniques in construction it is a challenge to stay on schedule. Furthermore, if the construction is rushed, projects often spend more time on a lengthy punch list. This is not optimal for anyone on the project and the only way to avoid this situation is again, through the development of a truly collaborative, high performance team. A “business as usual” approach is not going to cut it when striving for LEED certification. It’s a no-brainer. New green building products and techniques could, and I stress could, result in an increased number of RFIs and submittals. However, efficient and effective communication by all stakeholders will help to mitigate this potential hazard.
Documentation & LEED Certification Processing
Whether your team is shooting for LEED Silver, Gold or Platinum, there is a documentation process that can be cumbersome and lengthy if the team has not planned effectively. A clear and concise plan developed by the entire team can make this a smooth and streamlined process. From manufacture documentation to recycling of materials and sourcing of local materials, all stakeholders must be involved in the documentation process from the beginning.
Summary
According to the USGBC website, LEED requirements increase the cost of a project as little as 1 percent for the Silver or Gold designation and as much as 4 percent for the LEED Platinum. The minimization of these costs and realizing a LEED designation is only attainable through a well thought out; highly collaborative process executed by a truly high performance World Class team.
