preconstruction-estimating

# Preconstruction Estimating for Project Managers This skill helps Project Managers participate effectively in preconstruction activities—understanding processes, asking the right questions, and setting projects up for construction success. > **Note:** Detailed estimating is performed by professional estimators. The PM's role is review, coordination, and ensuring constructability and completeness—not quantity takeoff or pricing. ## Quick Reference: Preconstruction Phase Activities | Phase | PM Role | Key Deliverables | |-------|---------|------------------| | **Bidding** | Review bid packages, attend scope reviews | Leveled bid analysis, scope gap identification | | **Value Engineering** | Facilitate VE sessions, coordinate owner decisions | VE log, cost-benefit analyses | | **Constructability** | Lead constructability reviews, document issues | Constructability report, RFIs to design team | | **Prequalification** | Review subcontractor qualifications | Prequalification matrix, recommendations | | **GMP Development** | Coordinate estimate completion, review assumptions | GMP proposal, allowance schedule | | **Risk Planning** | Facilitate risk workshops, develop mitigation | Risk register, contingency allocation | | **Buyout** | Execute subcontracts, track savings | Buyout log, commitment schedule | ## Preconstruction Timeline Overview ``` Design Development ──────────────────────────────────────────────────────► │ ├── Constructability Reviews (ongoing throughout design) │ ├── Subcontractor Prequalification │ │ │ ▼ ├── Bid Phase │ │ │ ├── Issue Bid Packages │ ├── Pre-Bid Meetings │ ├── Receive Bids │ └── Bid Leveling & Interviews │ │ │ ▼ ├── Value Engineering │ │ │ └── VE Sessions → Owner Decisions │ │ │ ▼ ├── GMP Development │ │ │ ├── Estimate Compilation │ ├── Allowance Identification │ ├── Contingency Development │ └── GMP Proposal │ │ │ ▼ └── Buyout Phase │ ├── Scope Review with Subs ├── Contract Negotiations └── Commitment Execution ``` ## PM Preconstruction Checklist ### Pre-Bid Phase - [ ] Review project scope and specifications - [ ] Identify bid packages and trade breakdowns - [ ] Verify subcontractor prequalification status - [ ] Coordinate bid schedule with estimating team - [ ] Attend pre-bid meetings ### Bid Phase - [ ] Review incoming bids for completeness - [ ] Participate in bid leveling sessions - [ ] Identify scope gaps and overlaps - [ ] Attend subcontractor interviews - [ ] Document bid clarifications ### Value Engineering - [ ] Attend VE workshops - [ ] Review VE ideas for constructability impact - [ ] Track VE log and owner decisions - [ ] Coordinate schedule impacts of VE items ### GMP Development - [ ] Review estimate assumptions - [ ] Verify scope coverage and completeness - [ ] Review allowance sizing and justification - [ ] Understand contingency breakdown - [ ] Review GMP proposal before submission ### Buyout Phase - [ ] Review scope transfer from estimate to subcontract - [ ] Coordinate buyout schedule - [ ] Track buyout savings/loss - [ ] Ensure complete scope transfer ## Key Metrics to Track | Metric | Target | Red Flag | |--------|--------|----------| | Bid coverage | 3+ bids per trade | <2 bids on major trades | | VE acceptance rate | 40-60% | <20% indicates poor idea quality | | Buyout variance | Within ±3% of estimate | >5% loss indicates scope gaps | | Prequalification rate | 100% of major subs | Unqualified subs on critical trades | | Risk register items | All major risks identified | Unmitigated high-impact risks | ## Reference Documents Detailed procedures and templates are available in the following reference files: | Reference | Content | |-----------|---------| | [Bid Leveling & Scope Alignment](references/bid-leveling-scope-alignment.md) | Leveling spreadsheets, scope matrices, clarification questions, interview techniques | | [Value Engineering](references/value-engineering.md) | VE process, idea development, cost-benefit analysis, VE logs, owner presentations | | [Constructability Review](references/constructability-review.md) | Review process, system checklists, documentation, design-phase input | | [Subcontractor Prequalification](references/subcontractor-prequalification.md) | Questionnaires, financial review, safety evaluation, reference checks | | [GMP Development](references/gmp-development.md) | GMP process, allowances, contingencies, conversion procedures | | [Risk Register Development](references/risk-register-development.md) | Risk identification, quantification, allocation, mitigation strategies | | [Estimate Review Procedures](references/estimate-review-procedures.md) | Quantity verification, pricing validation, documentation standards | | [Buyout Procedures](references/buyout-procedures.md) | Buyout tracking, savings/loss analysis, scope transfer, commitment management | ## Common Preconstruction Issues | Issue | Warning Signs | PM Action | |-------|---------------|-----------| | **Incomplete scope coverage** | Missing bid items, vague allowances | Review scope matrix with estimator | | **Bid spreading** | Wide price variance (>20%) | Verify scope alignment, conduct interviews | | **Unrealistic schedule** | No permit timeline, compressed phases | Push back with historical data | | **Insufficient contingency** | <3% on design-build, <5% on incomplete docs | Escalate risk concerns | | **Unqualified subcontractors** | Failed prequalification criteria | Recommend requalification or rejection | | **Unaddressed constructability** | Design conflicts, access issues | Document and RFI before GMP | ## Coordination with Other Skills | Related Skill | Handoff Point | |---------------|---------------| | **Procore Project Management** | Bidding module setup, project creation | | **Subcontractor Management** | Post-award subcontractor coordination | | **Contract Administration** | Change orders, payment applications | | **Schedule Management** | Baseline schedule development | | **VDC/BIM Coordination** | Model-based quantity validation |