The statement of work defines the construction project for the Phoenix family’s new garage with second level living quarters. Fales Construction is the general contractor for the project. The excavation and foundation work will be sub-contracted to Mural Excavation and Landscaping. The carpentry work will be sub-contracted to Fox Construction. The plumbing work will be sub-contracted to Soldiers Plumbing. The electrical work will be sub-contracted to Amps-R-Us.
Fales Construction is responsible to the Phoenix family for timely performance of all sub-contractors, ensuring all costs stay with in the budgeted $75,000 limit, and meeting the 90-day time limit required. Mural Excavation and Landscaping will be responsible for surveying and staking out the construction site. They will complete the excavation and foundation work. They are responsible for the final clean up and landscaping tasks. Fox Construction is responsible for the construction of the garage and second level living quarters. Their tasks will consume 65% of the resources.
There will be critical milestones that must be reached in order to allow plumbing and electrical sub-contractors to accomplish their work and required inspections before completion of the overall project. Soldiers Plumbing is responsible for all plumbing requirements for the living quarters. This includes a full functioning bathroom in the living quarters. They must pass two inspections required by the city. The first inspection will consist of inspecting the rough-in plumbing. The second inspection will be after the plumbing is installed, but before the shower, basin, and toilet are installed.
Amps-R-Us is responsible for all electrical wiring and fixtures in both the garage and living quarters. There are two required inspections. The first inspection is to ensure the main service panel to the house is installed correctly. The second inspection is to ensure the electrical wiring and circuit breaker loading meets electrical codes. The critical path of work is as follows: 1. Fales Construction will complete task one, permits and plan approvals, within five business days of April 27, 2003. 2. After all appropriate approvals have been received, Mural Excavation will complete task two, site survey and stakeout.
3. Mural Excavation will complete task three, excavation of the site, by May 8, 2003. 4. Mural Excavation will ensure the site is prepared for termite control. 5. Amps-R-Us will ensure electrical mains are installed and prepared prior to foundation work. 6. Soldiers Plumbing will ensure all sewer/drainage work is completed and inspected prior to foundation work. 7. Mural Excavation foundation work is to start on May 15, 2003 and will finish on May 20,2003. 8. Fox Construction will start framing on May 21, 2003 with completion of the project by September 1, 2003. 9.
Amps-R-Us will be ready to start interior electrical wiring on May 26, 2003 and will finish by July 4, 2003. 10. Soldiers Plumbing will be ready to start interior plumbing work on June 2, 2003 and will finish by June 27, 2003. 11. Mural Excavation will complete final clean up and landscaping work by September 5, 2003. The master carpenter will work closely with Fales Construction Company, the general contractor, and the other contractors to develop an architectural design that meets the Phoenix family and city’s approval as well as overseeing the workers for each task.
After the city approves the architectural design, the selection and ordering of supplies will begin while the foundation is being laid. After the foundation has dried, the carpenters will put up the exterior walls and work with the roofing contractor to put the joists, rafters and roof in place. The next step is the installation of the exterior doors and windows. Once this stage has been reached, the interior work can begin which includes installation of the sub floor, drywall, ceiling tiles and final floor of the living area.
They will also work with the plumbing and electrical contractors to properly place the bathroom fixtures and make sure all building codes are met. The master carpenter and his team members will strive for satisfactory completion of their portion of the project by meeting performance, cost and schedule requirements. Since the project must be completed in less than 90 days, many conflicts could arise.
Some potential conflicts are delays due to lack of supplies and delivery problems, personnel scheduling issues, inclement weather, workplace injuries, union strikes, disagreement or resistance to leadership from other contractors and their workers. If supplies are delayed more than three days, the master carpenter will purchase the necessary supplies from another vendor. In the event of worker disagreements, the master carpenter will take necessary actions to persuade and negotiate his team members to compromise so a mutually satisfactory resolution can be achieved. If the team members are unwilling to resolve these issues, they will be transferred to another worksite with disciplinary actions to be taken.
OSHA guidelines will be strictly enforced to avoid workplace injuries. Soldiers Plumbing has been selected to help the Phoenix family with the installation of sewer and water piping for the new living quarters over the garage. To get the project started, plumbing permits will need to be obtained. Once the permits are picked up and approved, the plumbers need to locate the sewer and water mains. The purpose of this is to find placement for the unit and locate any possible obstructions in the ground. If there are any obstructions the plumbers will meet with the general contactor to redirect water entry into the unit.
Before any digging takes place, the plumbers need to develop a layout and design plan to make sure all pipes and measurements are correct. This is a separate plan from the actual building plans the carpenters are working from. All utilities will be located before digging so that all of the utilities can be tagged with ground flags. The project will require two plumbers and one backhoe operator; they will work together with the digging below and above ground to tap the sewer and water mains. After the digging is completed, the Phoenix family along with Fales Construction will review the plumbing plans.
This will begin the outside work of the plumbing process. Schedule 35 poly vinyl chloride (PVC) sewer pipe will run underground to the main sewer line from the unit. The installation of half inch or three quarter inch ell copper pipes to run to the main water line into the unit is the next step to complete the outside piping installation. To begin the inside plumbing, the plumbers need to install the waste/vent line (also called a “stack”). Installing the water service inside the unit ten feet from the sewer line, the M copper lines are installed for inside plumbing and the water heater.
Once all of this is completed, the first inspection will be conducted. This check will entail inspecting the rough plumbing prior to the carpenters putting up the drywall. The final inspection will follow once all the fixtures are ready to be installed and the first inspection is approved. The total cost for the supplies are $430. 00 (copper piping, one 30 gallon electric water heater, and PVC piping). The rate for the plumbers with no overtime and no weekend work is $65. 00 per hour at straight pay. Based on the number of hours allowed for the installation of the plumbing, the total cost for plumbing labor amounts to $18,720.
The general contractor has allotted 20 days for the plumbing completion; assuming there are no unforeseen problems, this portion of the project should be completed in 12 days. After receiving three competitive bids, the Phoenix family has selected Amps-R-Us as the electrical contractor for the project. The electrical scope of the work includes tying in to the Ameren UE feeder, installing a new service entrance to the garage, and installing a 100 Ampere service panel along with all associated branch circuits. Amps-R-Us will coordinate all communication with Ameren UE regarding tying in the electrical service.
All of the electrical work will be performed under a permit utilizing International Brotherhood of Electrical Workers (IBEW) Local One electricians. The new service entrance will require a roof penetration which will be sealed around the weather head. Sufficient overhead clearance for the service entrance cable will be provided per the National Electrical Code (NEC). The service entrance cable will be aluminum triplex cable and will be anchored to the garage per NEC code. All exterior conduits will be rigid Electrical Metallic Tubing (EMT) in two inch diameter.
A separate meter base will be provided on the garage to monitor electrical usage. The 100 Ampere service panel will have the capability of accepting 24 circuit breakers. Branch circuits will consist of circuit breakers for lighting, receptacles, hot water heater, smoke detectors, and Ground Fault Circuit Interrupter (GFCI) breakers for the outdoor receptacles. The lighting and smoke detector circuit breakers will be 15 ampere breakers, all receptacle circuit breakers will be 20 ampere breakers, and the hot water heater will be a 30 ampere breaker. All wiring will be romex copper wire suitable for indoor use.
The Phoenix family will have a $250 budget with which to select lighting fixtures for the garage and living space. Once the owners and the general contractor have selected an electrician, plumber, and master carpenter, they will all meet to review the architectural plan and make any necessary changes. At this time the plan will be submitted to the city for approval. After approval is received, excavation is completed, and the actual construction has begun, the owners will have weekly meetings with the general contractor to closely monitor the progress of the project.
Although the owners need the project finished in 90 days, they would like to have it finished between 80 and 85 days. While they were waiting for permits and approvals, the owners did some research on some of the major items that would be needed to complete the project. They made suggestions to the general contractor on the type and style of windows and exterior doors, the roofing and fascia, and the exterior finish and trim. With his approval, these decisions could be made quickly, helping them to make their earlier deadline.
The owners still need to select carpeting for the living room and bedroom, lighting for the bedroom and bathroom, interior doors, and bathroom fixtures. Because they were not sure of the order the items needed to be installed, it would be suggested that the general contractor prioritize them. To cut costs, the owners decided to paint all of the interior walls white. This also gave them the option to repaint them another color to go with their decor once the project is finished. Because the owners made prior selections, the items may not be available when they are ready to purchase them.
This could cause some delay in the project. To help with any conflicts of this nature, the owners compiled a list of alternate choices of all critical items that could cause a delay in the project. Because the living area is larger than the owners had imagined, they would like to add a section that will accommodate a microwave and compact refrigerator, along with a 3-foot countertop. The electricians will need to make sure that the proper electrical outlets are installed to plug in the appliances. This would be an added convenience for guests that would not want to come to the main house for refreshments or a snack.
The Phoenix family, along with Fales Construction, has carefully selected the subcontractors that will be performing the work for this project. A detailed project timeline has been established that will help keep the contractors on track to hit the September 5, 2003 target date for completion. Contingency plans have been made in case unforeseen events occur during the project. The Phoenix family is confident that they will have a two car garage with living quarters by the time their guest arrives in 90 days.