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ACH 216 Lecture 12 (Closeut & Turnover)
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ACH 216 Lecture 12 (Closeut & Turnover) Presentation Transcript

  • 1. Project Closeout and Turnover Completion of Work Acceptance of Work Punch List Cleanup Closeout and Turnover Certificate of Completion/Occupancy Permit Guarantees and Warranties Operation and Maintenance Manuals
  • 2. Completion of Work
    • The completion of a project is defined by the completion of all the scheduled tasks in the CPM.
    • Project closeout is a complex process of “tying up loose ends”, coordinating start-up and turning over the project.
    • Closeout usually happens while the owner is occupying the facility.
  • 3. Completion of Work Acceptance of Work
    • Acceptance of work and final payment of contractor must proceed in accordance with the contract documents.
      • Begins with request from contractor to make final inspection of work
        • Usually two inspections required
          • FIRST: determines what goes on the PUNCH LIST
          • SECOND: checkoff of PUNCH LIST to assure all work is substantially complete
  • 4. Completion of Work Acceptance of Work
    • Before acceptance of work:
      • All workmanship must meet specified standards
      • All work must be installed and complete
      • All equipment must be tested and operational
  • 5. Completion of Work Punch List
    • Punch list is a detailed list of items that still need to be corrected or completed
      • Made towards the end of the project
      • Items must be completed before work is accepted by owner and architect
      • Items must also be completed before Certificate of Completion can be issued
  • 6. Completion of Work Punch List
    • Most time-consuming aspect of job
      • Most of subs have packed up and left job
      • Difficult to schedule subs to come back in and do corrective work
    • Responsibility for corrections on Punch List is on the CONTRACTOR and SUBCONTRACTORS
      • More critical and progressive supervision is required by GC to ensure Subs will perform work
  • 7. Completion of Work Punch List
    • Things that could be done to minimize items on punch list
      • Contractor should carefully check its own work and subs’ work while the work is being performed
      • Superintendent prepare and maintain written record of deficiencies observed during job
        • Precludes theses items from being overlooked or forgotten
      • Unsatisfactory work should be corrected immediately and note permitted to remain and become apart of the punch list
  • 8. Completion of Work Punch List
    • Things that could be done to minimize items on punch list
      • Corrections should be made before Sub leaves project
        • Could result in Sub evading issue or disclaims the responsibility for extended delays
      • Superintendent and Project Manager should walk job periodically to inspect Subs’ work
  • 9. Completion of Work Punch List
    • Punch list is in the form of the following:
      • Written list of items as architect/engineer inspects work
        • Items are written down with room numbers and room names
        • Subs responsible for item are also written in next to that respective item
      • Can also be in electronic form
        • Use in project management software
        • Spreadsheet is recommended when recording items
      • Dates required to complete item are included in both forms
  • 10. Completion of Work Cleanup
    • Contractor MUST cleanup jobsite before work can be accepted
      • Includes removal of:
        • Temporary facilities
        • Temporary fences
        • Haul roads and detours
        • Field offices
        • Stockpiles and surplus materials
        • Equipment and tools
        • Trash and scrap material
  • 11. Completion of Work Cleanup
    • Contractor MUST cleanup jobsite before work can be accepted
      • Also includes
        • Replacement of landscaping
        • Street cleaning
        • Releases from city, county and other governmental authorities having jurisdiction
    • Final acceptance of work should be withheld until final cleanup requirement are complied with
    • Cleanup is always at the contractors expense
  • 12. Closeout and Turnover Certificate of Completion/Occupancy Permits
    • Project closeout officially begins when contractor turns over the Certificate of Substantial Completion
      • All items on punch list must be completed
      • Acceptance of work from owner/architect must happen
      • Job site must be cleaned up
      • Project must be ready for occupancy
    • Occupancy permit can not be issued until certificate of completion has been issued
  • 13. Closeout and Turnover Certificate of Completion/Occupancy Permits
    • Planning for substantial completion happens at the beginning of project
      • A/E compiles list of closeout requirements
        • Becomes a part of the specifications
      • Contractor meets with owner to review these requirements
        • Responsibilities of all participants
        • Clarification of what constitutes substantial completion
        • Verification of any government regulations
        • Schedule of owner-furnished equipment and furniture
        • Confirmation or warranty start and duration
        • Review of turnover procedures
  • 14. Closeout and Turnover Certificate of Completion/Occupancy Permits
    • Closeout requirements should also be reviewed with subcontractors at preconstruction meetings
      • Usually included in subcontracts; but should be reviewed
      • Eliminated finger pointing at the end of project when questionable items come up
  • 15. Closeout and Turnover Certificate of Completion/Occupancy Permits
    • At closeout and turnover, specified required documents need to be given to owner
      • Guarantees and Warranties
      • Certificates of Completion
      • Operations manuals and instructions for equipment
      • Keying Schedule
      • Maintenance materials, spare parts & special tools
      • Operation and Maintenance (O & M) Manuals
      • As-Built Drawings
      • Certificates of Code Compliance
      • Lien waivers
      • Consent of surety for final payment
  • 16. Closeout and Turnover Certificate of Completion/Occupancy Permits
    • Most important and most visible aspect of Closeout is closing out construction and subcontracts
      • Preparing the closeout schedule
      • Terminating temporary utilities
      • Issuing subcontractors’ certificate of completion
      • Conducting a pre-punch list inspection
      • Preparing the punch list with the A/E
      • Completing the punch list
  • 17. Closeout and Turnover Certificate of Completion/Occupancy Permits
    • Most important and most visible aspect of Closeout is closing out construction and subcontracts
      • Performing the final inspection
      • Issuing certificate of completion/substantial completion
      • Requesting final payment
      • Submitting lien waivers and consent to surety of payment
      • Removing equipment and temporary facilities
  • 18. Closeout and Turnover Guarantees and Warranties
    • Guarantee
      • Promise to pay or do something if failure occurs
      • Pledge to replace goods if they are not as represented
      • Usually applies to assembly of products in building
      • Contractor gives owner a guarantee on building
      • Functions as a maintenance and repair service for duration of guarantee
        • Time usually spans 1-5 years from date of substantial completion; also known as Correction Period
  • 19. Closeout and Turnover Guarantees and Warranties
    • Warranty
      • Promise or pledge that something is what it is claimed to be
      • Usually applies to products & equipment in building
      • Warranties are guaranteed by manufacturers
      • Functions as a maintenance and repair service for duration of guarantee
        • Time usually is life of product or equipment
        • Typically 1 year labor is included at no charge
        • Typically material carries 5-20 year warranties without cost to owner for replacement
  • 20. Closeout and Turnover Guarantees and Warranties
  • 21. Closeout and Turnover Guarantees and Warranties
    • Correction Period
      • Contractor is responsible for correcting defective work during correction period
      • After correction period ends, owner must prove that contractor is responsible for defective work
  • 22. Closeout and Turnover O & M Manuals and As-Built Drawings
    • Contractor is required by contract documents to issue Operation and Maintenance Manuals and As-Builts Drawings to owner
      • O & M manuals consist of operational instructions and requirements for equipment on project
      • Also states maintenance items that need to be done in order for equipment to remain in good operation
      • Issued by subcontractors for individual trades
        • Specifically mechanical, electrical and communications
        • Also specialized items; other mechanical items and furnishings
  • 23. Closeout and Turnover O & M Manuals and As-Built Drawings
    • Contractor is required by contract documents to issue Operation and Maintenance Manuals and As-Builts Drawings to owner
      • As-Builts (or Record Drawings) state corrections and changes in work from original bid documents
      • Subcontractors show changes made in field on shop drawings
      • Intended to show owner ACTUAL construction
      • Typically used for reference by facilities
      • Can also be used for future expansion or renovation
  • 24. Closeout and Turnover
    • When all the above requirements are met and items are completed, the contractor then “turns over” the keys to the owner
    • Owner goes through a period of start-up and implementation
      • Includes moving in staff into facility
      • Educating & training staff on operation of facility
      • Determining that all equipment is operational
      • Helping staff with adjustment of operating in new facility
  • 25. Project is COMPLETE! Owner usually throws a BIG shindig to celebrate completion and show off the Project to others