Construction Fundamentals for the Home Building Industry Student Resource Guide PDF

Construction Fundamentals for the Home Building Industry Student Resource Guide All rights reserved. No part of this publication may be reproduced or transmitted in any form or by any means electronic or mechanical including photocopying, recording or through the use of any storage and retrieval system without written permission of The Professional Home Builders Institute of Alberta (PHBI). The information provided in this student resource guide is solely for the user’s information and convenience and, while thought to be accurate and functional, it is provided without warranty of any kind. If in doubt, please refer to the current regulations in your area. PHBI, its agents, employees or contractors will not be liable to you for any damages, direct or indirect, arising out of your use of the information contained in this student resource guide. Table of Contents 1 Introduction............................................................................... 15 1.1 Overview....................................................................... 15 1.2 Module Objectives.......................................................... 16 1.3 Think Like a Professional – Professional Skills............... 17 1.4 Be Organized................................................................. 17 1.5 Your Vehicle................................................................... 18 1.6 Files and Record Keeping............................................... 18 1.7 Communication.............................................................. 19 1.8 Safe Use of Cell Phones.................................................. 19 1.9 Helpful Items................................................................. 20 1.10 Tools.............................................................................. 20 1.11 Your Daily Routine......................................................... 21 3 1.12 Dress for the Part.......................................................... 21 1.13 Set the Standard............................................................ 22 1.14 Trade Partner Relationships........................................... 22 1.15 Summary....................................................................... 23 1.16 The Construction File Overview..................................... 23 1.17 Residential Construction Management Software............ 24 1.18 Key Documents.............................................................. 25 1.19 Inspection Sheets and Checklists................................... 26 1.20 Plot Plan........................................................................ 27 1.21 Land Developer Information.......................................... 28 1.22 Grade Slip...................................................................... 29 1.23 Plot Plan Exercise.......................................................... 29 1.24 Specifications................................................................ 32 1.25 Construction Schedule................................................... 33 1.26 Drawings and the building permit.................................. 35 1.27 Elevations...................................................................... 36 1.28 Cutting Planes................................................................ 36 1.29 Sections......................................................................... 37 1.30 Details........................................................................... 37 1.31 Shop Drawings............................................................... 37 1.32 Building Permit.............................................................. 37 1.33 Drawings/Plan Reading Exercise................................... 38 1.34 Scope of Work................................................................ 39 1.35 Change Orders............................................................... 40 1.36 Purchase Orders............................................................ 41 1.37 Daily Log........................................................................ 41 1.38 Review the Construction File......................................... 42 1.39 Construction File Summary............................................ 43 4 1.40 Module Summary........................................................... 43 2 Excavation and Foundation........................................................ 45 2.1 Excavation Overview...................................................... 45 2.2 Safety and Hazard Assessment...................................... 45 2.3 Lot Inspection................................................................ 46 2.4 Dirt and Fill.................................................................... 46 2.5 Utilities.......................................................................... 46 2.6 Lot Inspection Exercise.................................................. 47 2.7 Preparing the Lot........................................................... 52 2.8 Construction Schedule................................................... 53 2.9 Surveying....................................................................... 53 2.10 Checking the Survey Exercise........................................ 54 2.11 Planning the Excavation................................................. 57 2.12 Booking and Scheduling................................................. 58 2.13 Hazard Assessment........................................................ 58 2.14 Excavating..................................................................... 58 2.15 Utility Trenches.............................................................. 58 2.16 Plumbing Trench Inspection.......................................... 59 2.17 Shallow Utilities............................................................. 59 2.18 Soil Tests....................................................................... 60 2.19 Inspection...................................................................... 60 2.20 Footings and Foundation................................................ 60 2.21 Cribbing......................................................................... 60 2.22 Hazard Assessment........................................................ 61 2.23 Review the Plans........................................................... 61 2.24 Footings......................................................................... 62 2.25 Inspection...................................................................... 62 5 2.26 Concrete Booking and Placement................................... 63 2.27 Hazard Assessment........................................................ 64 2.28 Concrete Quality............................................................ 64 2.29 Concrete Placement....................................................... 64 2.30 Foundation Walls........................................................... 65 2.31 ICF Foundations............................................................. 65 2.32 PWF Foundations........................................................... 67 2.33 Cribbing Foreman Review.............................................. 69 2.34 Foundation Exercise...................................................... 70 2.35 Inspection...................................................................... 71 2.36 Marking the Foundation................................................. 72 2.37 Managing Water............................................................. 72 2.38 Dampproofing................................................................ 72 2.39 Weeping Tile.................................................................. 73 2.40 Window Wells................................................................ 74 2.41 Shallow Utilities............................................................. 74 2.42 Municipal Inspection...................................................... 74 2.43 Backfill........................................................................... 75 2.44 Safety During Backfilling............................................... 76 2.45 Winter Construction....................................................... 76 2.46 Soil................................................................................ 77 2.47 Excavation..................................................................... 77 2.48 Concrete........................................................................ 78 2.49 Safety............................................................................ 78 2.50 Budget........................................................................... 78 2.51 Module Summary........................................................... 79 3 Framing...................................................................................... 79 6 3.1 Preparation.................................................................... 79 3.2 Framing Introduction..................................................... 79 3.3 Framing Design and Engineering................................... 80 3.4 Engineered Components................................................ 81 3.5 Fasteners....................................................................... 82 3.6 Construction Schedule................................................... 83 3.7 Review the Plans........................................................... 84 3.8 Framing Safety.............................................................. 84 3.9 Cleanliness..................................................................... 85 3.10 Tools and Equipment..................................................... 85 3.11 Personal Protective Equipment...................................... 86 3.12 Foundation Cap.............................................................. 87 3.13 Subfloor Design............................................................. 87 3.14 Support the Joists.......................................................... 88 3.15 Beams............................................................................ 88 3.16 Levelling the Subfloor.................................................... 90 3.17 Joists and Sheathing...................................................... 90 3.18 Sheathing...................................................................... 92 3.19 Basement Stairs............................................................. 92 3.20 Subfloor Exercise........................................................... 92 3.21 Framing the Walls.......................................................... 97 3.22 Anatomy of the Walls..................................................... 97 3.23 Beams............................................................................ 98 3.24 Backing.......................................................................... 98 3.25 Openings in Walls.......................................................... 99 3.26 Building and Installing Walls....................................... 100 3.27 Zero Lot Homes............................................................ 101 7 3.28 Wall Exercise............................................................... 102 3.29 Roof Structure............................................................. 104 3.30 Roof Design................................................................. 104 3.31 Trusses........................................................................ 104 3.32 Building the Roof......................................................... 105 3.33 Roof Sheathing............................................................ 106 3.34 Roof Exercise............................................................... 106 3.35 Building Envelope........................................................ 108 3.36 Building Envelope at Windows and Doors.................... 108 3.37 Building Envelope Exercise.......................................... 109 3.38 Building Envelope........................................................ 111 3.39 Windows and Doors..................................................... 111 3.40 Window Components................................................... 111 3.41 Window Construction................................................... 112 3.42 Window Types............................................................. 112 3.43 Window and Door Installation..................................... 113 3.44 Windows and Doors Exercise....................................... 114 3.45 Finishing the Frame..................................................... 115 3.46 Provisions for Mechanical Systems and Fixtures.......... 115 3.47 Inspection.................................................................... 116 3.48 Module Summary......................................................... 116 4 Exterior Finishes...................................................................... 117 4.1 Introduction................................................................ 117 4.2 Construction Schedule................................................. 118 4.3 Exterior Finishes Safety............................................... 118 4.4 The Building Envelope.................................................. 119 4.5 The Lapping Principle................................................... 119 8 4.6 Roofing - Overview...................................................... 120 4.7 Constructing the Roof.................................................. 121 4.8 Eave Protection and Underlayment.............................. 121 4.9 Shingles....................................................................... 122 4.10 Flashings and Vents..................................................... 122 4.11 Valley Flashings........................................................... 123 4.12 Wall and Step Flashings............................................... 123 4.13 Edge and Drip Flashings............................................... 123 4.14 Vents........................................................................... 123 4.15 Site Clean Up............................................................... 124 4.16 Inspections.................................................................. 124 4.17 Roofing Exercise.......................................................... 124 4.18 Cladding....................................................................... 127 4.19 Cladding overview....................................................... 127 4.20 The Secondary Plane of Protection.............................. 127 4.21 Sheathing Membrane................................................... 128 4.22 Flashings..................................................................... 128 4.23 Planes of Protection Exercise....................................... 129 4.24 Fascia and Soffits......................................................... 131 4.25 Installation.................................................................. 131 4.26 Siding.......................................................................... 132 4.27 Vinyl Siding.................................................................. 132 4.28 Composite Board and Wood......................................... 133 4.29 Caulking....................................................................... 133 4.30 Stucco.......................................................................... 134 4.31 Acrylic Stucco.............................................................. 134 4.32 Paper and Wire............................................................ 135 9 4.33 The Mixture.................................................................. 136 4.34 Applying Layers........................................................... 136 4.35 Clean Up...................................................................... 137 4.36 Brick and Stone............................................................ 137 4.37 Manufactured Stone and Brick Slices........................... 138 4.38 Exterior Finishes Exercise............................................ 139 4.39 Eavestroughs and Downspouts.................................... 140 4.40 Placement.................................................................... 140 4.41 Installation.................................................................. 141 4.42 Inspection.................................................................... 141 4.43 Stairs and Decks.......................................................... 141 4.44 Building Code............................................................... 141 4.45 Concrete Stairs............................................................ 142 4.46 Wood Stairs and Decks................................................ 142 4.47 Piles/Piers................................................................... 143 4.48 Ledger Connection....................................................... 143 4.49 Constructing the Deck.................................................. 143 4.50 Stairs and Decks Exercise............................................ 143 4.51 Module Summary......................................................... 144 5 Mechanical Systems................................................................. 145 5.1 Mechanical Systems Overview..................................... 145 5.2 Construction Schedule................................................. 145 5.3 Safety.......................................................................... 146 5.4 Review the plans......................................................... 147 5.5 Inspections.................................................................. 148 5.6 Rough-In Exercise....................................................... 148 5.7 Heating, Ventilation and Air Conditioning Rough-In.... 149 10 5.8 Air Systems.................................................................. 150 5.9 Installing the furnace.................................................. 151 5.10 Sheet Metal Work......................................................... 152 5.11 Exterior Vents.............................................................. 152 5.12 Gas and Electrical Connections.................................... 154 5.13 Inspection and Sign Off............................................... 154 5.14 Fireplace Rough-In...................................................... 155 5.15 The Fireplace Chase..................................................... 155 5.16 Clearances................................................................... 155 5.17 Inspection and Sign-off............................................... 155 5.18 HVAC and Fireplace Exercise........................................ 156 5.19 Plumbing Rough-In...................................................... 157 5.20 Drains.......................................................................... 158 5.21 Shower Enclosures, Bases and Bathtubs...................... 159 5.22 Water Lines.................................................................. 159 5.23 Plumbing Walls............................................................ 160 5.24 Gas Lines..................................................................... 160 5.25 Inspections and Sign Off.............................................. 161 5.26 Plumbing Exercise....................................................... 161 5.27 Electrical Rough-in Overview....................................... 162 5.28 Electrical Rough-In...................................................... 163 5.29 Other Rough-Ins.......................................................... 164 5.30 Rough-in Inspection and Sign Off................................ 165 5.31 Electrical Exercise........................................................ 166 5.32 Module Summary......................................................... 167 6 Interior Finishes....................................................................... 168 6.1 Interior Finishes Overview........................................... 168 11 6.2 Review Construction File.............................................. 169 6.3 Construction Schedule................................................. 170 6.4 Booking and Ordering.................................................. 171 6.5 Projecting and Confirming the Occupancy Date........... 171 6.6 Engaging the Trades.................................................... 172 6.7 Safety.......................................................................... 173 6.8 Getting Started Exercise.............................................. 174 6.9 Concrete Flatwork Overview........................................ 175 6.10 Concrete Types and Strengths..................................... 176 6.11 Admixtures.................................................................. 178 6.12 Basement Concrete Floors........................................... 178 6.13 Garage Floors and Other Exterior Flatwork.................. 180 6.14 Inspection and Sign-off............................................... 181 6.15 Concrete Flatwork Exercise.......................................... 182 6.16 The Building Envelope Overview.................................. 184 6.17 Managing Heat Loss..................................................... 185 6.18 Insulation.................................................................... 185 6.19 Air Barriers.................................................................. 186 6.20 Relative Humidity........................................................ 187 6.21 Air Barriers.................................................................. 188 6.22 Vapour Barriers............................................................ 189 6.23 A Breathing Building Envelope..................................... 190 6.24 Heat Loss and Humidity Exercise................................. 190 6.25 Installing Insulation, Air and Vapour Barriers............. 193 6.26 Insulating Floors.......................................................... 194 6.27 Insulating Basement Walls.......................................... 195 6.28 Insulating Attics.......................................................... 196 12 6.29 Insulation Inspection and Sign Off.............................. 196 6.30 Drywall........................................................................ 196 6.31 Levels of Drywall Finish............................................... 197 6.32 Drywall Texturing........................................................ 198 6.33 Special Drywall Materials............................................. 198 6.34 Drywall Delivery and Installation................................. 199 6.35 Drywall Installation..................................................... 200 6.36 Drywall Finishing......................................................... 201 6.37 Priming and Touch-ups................................................ 202 6.38 Insulation and Drywall Exercise................................... 202 6.39 Interior Finishes.......................................................... 204 6.40 Finish Carpentry.......................................................... 204 6.41 Substrate for Flooring.................................................. 205 6.42 Fireplace Mantles......................................................... 205 6.43 Attic Access................................................................. 206 6.44 Finish Painting............................................................. 206 6.45 Painting....................................................................... 206 6.46 Painting Inspection and Sign-off.................................. 207 6.47 Hard Surface Flooring and Wall Finishes...................... 207 6.48 Wall and Floor Tile....................................................... 208 6.49 Resilient Flooring......................................................... 208 6.50 Laminate Flooring........................................................ 209 6.51 Wood Flooring.............................................................. 209 6.52 Completion Work......................................................... 210 6.53 Carpentry and Hardware.............................................. 211 6.54 Appliances................................................................... 211 6.55 Electrical...................................................................... 211 13 6.56 Plumbing..................................................................... 212 6.57 Fireplaces.................................................................... 212 6.58 Window Screens and Hardware................................... 212 6.59 Wire Shelving............................................................... 213 6.60 Mirrors and Shower Doors........................................... 213 6.61 Low Voltage Wiring and Other Finishes....................... 213 6.62 Carpet.......................................................................... 213 6.63 HVAC............................................................................ 214 6.64 Cleaning and Touch-ups............................................... 214 6.65 Interior Finishes Exercise............................................ 214 6.66 Next Steps................................................................... 215 6.67 Module Summary......................................................... 216 7 Homebuyer Possession............................................................. 217 7.1 Introduction................................................................ 217 7.2 Possession Dates......................................................... 217 7.3 Tentative Possession Date........................................... 218 7.4 Confirmed Possession Date.......................................... 218 7.5 Pre-Possession - Overview.......................................... 218 7.6 Pre-Possession Walk Through...................................... 219 7.7 Check for Accuracy and Functionality.......................... 219 7.8 Check for Quality......................................................... 219 7.9 Check for Damages...................................................... 220 7.10 Educate the Homebuyer............................................... 220 7.11 Clearing the Punch Lists.............................................. 220 7.12 Final Clean-up.............................................................. 221 7.13 Pre-Possession Exercise.............................................. 221 7.14 Possession - Overview................................................. 222 14 7.15 The Possession Inspection........................................... 223 7.16 The Certificate of Possession....................................... 223 7.17 Resolving Outstanding Issues...................................... 224 7.18 Completing the Possession Inspection......................... 224 7.19 Closing the Construction File....................................... 225 7.20 Possession Exercise..................................................... 225 7.21 Conclusion................................................................... 227 1 Introduction Many home builders have recognized the importance of the role of the Site Manager and have endorsed this training as an important step to develop a successful, meaningful and professional career pathway for construction people in the homebuilding industry. As a Site Manager, you will be responsible for ensuring durable homes are built on schedule, on budget, and in accordance with contract specifications, and for complying with the laws and regulations that address workplace health and safety practices, human rights, labour standards, and environmental protections. You will also be responsible for understanding best practices in residential construction, and for recognizing the differences in how homes are built in order to accommodate local building conditions, such as: Local environmental conditions; Established local building practices; Variations in building codes; 15 Local interpretations of building code; Variations in local bylaws and regulations; Availability of materials; Variations in acceptable construction details; and Variations in acceptable construction practice between various trade partners. As a result of these factors, you may notice variations between your local building practices and the course content, so as you progress through the course, you will be challenged to understand why there are differences and how those differences allow you to construct durable, affordable, and locally compliant homes. 1.1 Overview We understand that those who take this Construction Fundamentals course will come from various backgrounds: Perhaps you’re already a Residential Construction Site Managers who would like to obtain the Site Managers designation; Perhaps you’ve worked in another homebuilding role for years and are considering the role of Site Manager as your next occupation; or Perhaps you’re new to the industry and this training will expose you to the residential construction process and the responsibilities of those who supervise it. Regardless of your background, this Construction Fundamentals course is designed to ensure every entrant in the program understands the common principles with respect to construction site management. 1.2 Module Objectives Upon successful completion of this unit, the student will be able to: Explain what is going to be built, through the construction file; Assess what is actually being built, by looking at safety and quality at the construction site; and Explain your responsibilities with respect to scheduling and preparing for each trade’s arrival. It’s important to note that this course will not cover every detail of home 16 construction. It would be impossible to represent every method or practice of all the trades present on a site. Instead, we’ll ensure you know generally what each trade is to perform, along with the key inspection points you can check to ensure a trade has done a good job. 1.3 Think Like a Professional – Professional Skills Although a thorough working knowledge of construction systems, drawings, and practices is fundamental to the success of the Site Manager, it is another range of skills that makes the Site Manager truly invaluable. The acquisition of these skills is what truly sets the Site Manager apart from others: Planning skills; Organizing skills; Implementing and directing skills; Controlling skills; Leadership and human relation skills; Effective communication skills; and Team building skills. Although technical skills are fundamental to the success of a Site Manager, it is the behaviour, attitudes, people skills and ability to organize that makes a Site Manager truly invaluable. Let’s cover some basic attitudes and approaches that will help get you started. 1.4 Be Organized 17 As a Site Manager, you will manage, on a daily basis, a multitude of time- sensitive details for any number of houses, all at various stages of construction. Your job will be performed from various locations, possibly including: Your truck; Job sites; A field office; Head office; and Show homes. You will have to stay organized without a traditional office space. Some Site Managers will have a space in a field office or show home to store their construction files, supplier information and manuals. As this space is usually shared, it is important and respectful to keep it neat and orderly. 1.5 Your Vehicle Because you will visit each of your projects daily, you will spend a great deal of time in your truck. Many of your daily duties will be organized from the cab, and you will need to be able to find the information relating to the construction file quickly and easily. Cell phones, computers, digital cameras, daily logs and portable file storage for the construction files and other documents must be organized and kept consistently within the truck cab. This includes all the paperwork associated with your projects and other responsibilities. A locking tool box fastened in the bed of the truck is a good place to carry your personal protective equipment (PPE), including: A hard hat; Steel-toed boots; Gloves, and Eye protection. Keeping a spare set of coveralls, visitor hard hat and rubber boots in the truck is also a good idea. If the weather is cold, keep winter gear in your truck too. Your truck’s appearance reflects on you and your company. For most Site 18 Managers their truck is a source of personal pride. It should always be kept clean and organized. Wash the truck whenever it’s necessary. This is good advertising. It communicates that your company takes pride in its work and cares about its investments. Finally, know the maintenance schedule for your vehicle and ensure that oil changes and other regular maintenance are carried out on time to prevent unscheduled downtime and impacting your performance. 1.6 Files and Record Keeping A well-maintained truck is only the beginning, however. You must be able to find the tools and paperwork you need at any moment, just as you would in a traditional office space. If you have additional office space, your complete construction files for each project will be stored there, but in the truck you will maintain a daily construction log. This is where you will keep complete and accurate records by noting events and action items during each site visit. Don’t assume that your memory will be able to recall everything. Your notes in the daily logs are especially useful for recording dates and details, follow up items, and your decisions with the trades. Recording what was said and what is expected as follow up will be valuable if issues arise later on. Know what you have planned for each day as you start out, and have any plot plans or documents you may need when you arrive at a site. Once a house is framed, post the Approved Building Permit Documents and other plans on-site for easy reference. There are many systems for keeping portable records on each project. Some Site Managers use a large binder divided by project to help sort and contain items like copies or summaries of spec sheets, checklists, receipts, work orders and daily notes. Others may keep a file on each project in a container in the truck and a single notebook to record daily tasks and progress for all projects. Site Managers need a schedule organizer; electronic versions are most popular because they are very portable and combined with your cell phone. Voice and e-mail messages, calendar entries and contacts are always convenient. Some Site Managers work from their laptops but also carry a paper organizer for quick, portable reference. Many companies are now providing Site Managers with wireless laptops. Most project documentation can be stored and retrieved electronically if you have a laptop. E-mail can also be accessed in your truck. Protect the laptop as you would any other expensive tool. You will need a system of organization that works for you. Ask your Construction manager and fellow Site Manager for advice on what works best for them. Regardless of the system you develop, always remember that you are storing important documents and critical files, 19 which must be kept secure and safe at all times. 1.7 Communication Your effectiveness in coordinating coworkers, trades, and action tasks depends on your ability to communicate in a timely fashion. A cell phone, whether it’s your organizer or a simpler version, is the key tool. Most Site Managers have their contact lists and phone numbers logged into their cell phone. Your day will become very frustrating if your cell phone is misplaced or the battery dies. Develop the habit of charging your cell phone and carrying an extra battery. To prevent loss or misplacing your cell phone, carry your cell phone in a belt holster. 1.8 Safe Use of Cell Phones Many calls will be made from the cab of your truck. Driving while talking on a cell phone is never a good idea because you may be distracted from the operation of your vehicle. Regardless of current legislation, pull over while talking on your cell phone. It’s the right choice for the safety of yourself and others, and it may be the law. 1.9 Helpful Items A great deal of time and effort can be saved by ensuring you have a few key items in your truck. What follows are a few recommendations from experienced Site Manager. A camera is an essential item for gathering and sharing information. Many cell phone cameras do not capture the level of detail that a separate camera can, so carrying a small digital camera in your truck may be necessary to document progress and issues for each project. Photos are only useful if you can find them later when you need them. Learn to file the digital photos according to specific projects (Job #) for easy future reference. As soon as possible, process any pictures in e-mails to those who are involved in rectifying an issue. Always carry plenty of working pens, highlighters and notepads in your truck. Permanent markers and sticky notes may also be useful for leaving messages or marking deficiencies on a job site. A dimension conversion calculator is useful for converting metric and imperial. 1.10 Tools When a small detail needs attention after a crew has left, it may be faster or less expensive for you to fix it than to recall the crew. Therefore, your tool 20 box should contain various items to “fill in the cracks” between trade crews. In the truck tool box, a prepared Site Manager will carry: A drill; Skill saw; Hack saw; Level; Spray paint; Chalk lines; Shovel; Broom; Measuring tape; Various hammers; Screwdrivers; Nails; Screws; A caulking gun; Drywall mud; and A trowel A transit level would also be useful during excavation and basement inspections. Start regularly carrying any tools or materials you find you need on the site. 1.11 Your Daily Routine “Every house, every day” is a popular slogan among Site Managers. It means that to be effective, you must be well aware of the progress on each house. The best way to do that is to visit every house every day. Your day starts early in the morning. Develop a daily routine to keep your time organized. You may start by checking schedules and files and making related phone calls. This is also a good time to follow up on messages or earlier calls. Your early morning routine should be carefully planned as it sets the stage for the balance of the day and the coordination of the day’s activities, trades and suppliers. An effective morning routine provides you the time to carry out the necessary site visits and duties required at each site. Develop a habit of making notes on each project before leaving the site. You should also make any phone calls to trade partners and suppliers related to work on a site while it is still fresh in your mind. It can be helpful to follow the rhythm of: 21 Visit site Take notes Make phone calls You won’t be able to follow this rhythm perfectly. For example, weekly or monthly company meetings are typical and must be worked into your routine. Your work will always be filled with contingencies. Your routine will often change course with the events of the day. On these days, the value of having the routine allows you to deal with the contingencies and then move on with your day, knowing what tasks must still be completed. 1.12 Dress for the Part As a Residential Site Manager, you are one of the most visible representatives of your company. Your personal appearance will send a message to everyone you interact with, on and off the job site. Personal presentation depends on the choices you make every day. Respect is more easily gained if you are consistently well-groomed and appropriately dressed. Many companies have a dress policy and may even provide work shirts and hard hats with the company logo. Regardless of whether company apparel is mandatory where you work, a Site Manager needs to dress in clothes that are appropriate for the task while maintaining a professional appearance. The right balance may be hard to find, but look at the others you meet in the industry to find the best solution. Using a good set of coveralls that you carry in your truck will provide protection when you are working in dirty areas. 1.13 Set the Standard Appearance is just the beginning of setting an example for others. As the Site Manager, it is up to you to act professionally and insist that everyone on the site also demonstrate appropriate conduct. It’s been said that before you can build a house, you need to build strong relationships with the people you work with. Your behaviour and attitudes will establish the standard. Regardless of the nature of their task or trade, treat everyone respectfully. This will help you set a standard for conduct on the job. If you consistently demonstrate self- control and use appropriate language, the people you work with will be more likely to act in a similar manner. Setting clear expectations with your trade partners will also be communicated 22 by the quality of work you accept from each trade. Consistency and preparation are keys to establishing your expectations. Know your company’s systems and procedures and always follow them. Build strong work routines: make entries in the project log books each day without exception; always complete checklists when inspecting the work of a trade partner; and double-check and revise scheduling when a date is moved. 1.14 Trade Partner Relationships Trade partners, like your company, are in this business to make a proper return on their investment of labour and materials. If you are organized and provide a clean and ready site for work, trade crew members will be able to do their job efficiently, making their work more profitable and enjoyable. That crew will prefer to work with you again. To build good relationships with trade partners, ensure your site is ready for scheduled work. Check that the last crew on the site has cleaned up after themselves and that any damage they may have caused has been repaired or attributed to them. Despite planning and preparation, mistakes are bound to occur at times. Everyone makes mistakes, but the determining factor in your work relationships will be how you choose to handle them. Do not make excuses, and do not accept excuses. If you make a mistake, own up to it. Trades will respect you more if you’re honest than if you try to cover things up. Likewise, if a trade makes a mistake, deal with it in an open, respectful, and timely manner. It will be far less expensive to correct a mistake now rather than if it is ignored until later stages of construction. Remember that you are the leader on the site, and you will be respected if you set the expectations for a consistent level of quality workmanship. Understand that mistakes can be costly. A trade that is being held accountable for a mistake may become emotional thinking of the loss at the time and the cost of the correction. Dealing with the situation requires good people skills. Verbally attacking the trade will result in a negative and defensive response, complicating the resolution of the issue. 1.15 Summary Your effectiveness as a Site Manager is a function of your behaviour, attitudes, people skills and your ability to organize and remain organized. The trades and people you work with look to you to provide an example and respectful 23 work environment. Equally, your effectiveness is a function of your knowledge of the construction file and construction practices. Both combine to provide you with a solid base for respect and admiration for the people you organize and work with. The following section focuses on dealing with the components and content of the construction file. 1.16 The Construction File Overview As you take on the responsibility of a new project, the first item you’ll be entrusted with is the construction file. It should contain all documentation you will need to start and manage the project. For example: The house plans, specifications, a list of sub trades, and the labour and materials necessary to construct the house. You will have several houses under your responsibility at a time, so it is vital to your success as an Site Manager to have a full understanding of the construction file and that each project is well organized, complete and up-to-date at all times. Construction files can be hard copy or electronic, or a combination of both. A complete construction file will typically contain the following documents: Construction Schedule Inspection Sheets and checklists Plot Plan Land Development Information The House Plans and Building Permit Specifications Scopes of Work Purchase Orders Change Orders Daily Log A thorough review of the file is a low cost investment that pays high dividends. An effective file review will enable you to visualize the home's construction and anticipate the details and critical issues before construction starts to eliminate delays and budget overruns. This section of the course will examine some key documents that may be found in a complete construction file for a single family home. Managing the building process is a fundamental principle for success. Your working knowledge of each house’s construction file will provide you the ability to lead, direct, and organize the numerous people, trades and suppliers with 24 confidence. 1.17 Residential Construction Management Software Residential construction management software offers numerous benefits to site managers by providing comprehensive tools and features that enhance the organization of the construction file and streamline project management. Here are some key advantages: Centralized Communication: The software facilitates effective communication among team members, subcontractors, and stakeholders. It enables real-time collaboration, document sharing, and instant messaging, ensuring everyone stays informed and connected. Automated Scheduling: The software automates the scheduling process, allowing site managers to efficiently create and manage project timelines. It helps them allocate resources, set milestones, and track progress, ensuring that tasks are completed on time and in the right sequence. Task and Workflow Management: Construction management software enables site managers to create and assign tasks to team members, ensuring clarity and accountability. They can track task progress, set priorities, and receive notifications for pending or overdue activities, enabling better workflow management. Budget and Cost Control: The software helps site managers keep track of project budgets and costs. It allows them to monitor expenses, track payments, generate reports, and compare actual costs against estimates. This feature enables better financial control and helps prevent budget overruns. Resource Allocation Optimization: With the software's resource management capabilities, site managers can efficiently allocate labour, equipment, and materials. They can track resource availability, assign personnel to specific tasks, and ensure that business resources are used effectively, leading to optimized project performance. Documentation and Reporting: Construction management software enables comprehensive documentation and reporting. Site managers can store and organize project-related documents, photos, and specifications in a centralized location. They can also generate reports on project status, progress, and performance, facilitating effective stakeholder communication. Risk Mitigation: The software helps site managers identify and mitigate potential risks. They can document safety procedures, conduct inspections, and track compliance with regulations. This reduces the likelihood of 25 accidents, delays, and legal issues, ensuring a safer and smoother construction process. Integration with Other Tools: Many construction management software solutions integrate with commonly used tools such as accounting software, project management platforms, and BIM (Building Information Modeling) software. This integration streamlines data exchange, eliminates manual data entry, and enhances overall project efficiency. Overall, residential construction management software empowers site managers with powerful tools to streamline project coordination, improve organization, and enhance productivity. By centralizing communication, automating scheduling, tracking progress, managing budgets, and documenting tasks, the software contributes to efficient collaboration, reduced errors, optimized resource allocation, and successful project outcomes 1.18 Key Documents This may seem like a lot, and in fact, it is. Considering that every detail of a home’s specifications must be covered in this file, it better be a lot. The Site Manager needs this level of detail. In preparation for your review, a Construction File Checklist provides a handy way to ensure the construction file is complete. 1.19 Inspection Sheets and Checklists Many companies have construction checklists that the Site Manager will use to document the inspection of work completed by each trade. In many cases a completed checklist is required as part of the payment authorization procedure. These also serve the Site Manager in ensuring the job was done correctly. A company's standardized inspection sheets and checklists help you evaluate construction at key stages and provide an important documentation trail. The first of these documents should be a ‘Construction File Checklist’ to ensure you have received all the information you need to construct the home. A sample construction file checklist can be found by clicking on the Resources tab at the bottom of the screen. You will also find a number of other sample checklists in the Resources tab. Use these sample checklists to create your own checklists that work for you and your company. At a minimum, you should use a checklist for each of the following; Lot inspection – to document the lot's condition when your company takes possession of the lot from the land developer. 26 Backfill inspection – to confirm the foundation is built according to plans and is ready for backfilling. Framing inspection – to confirm the framer has built the structure according to the plans and that all required building envelope details have been completed. Rough-in inspection – to confirm that all rough-ins have been installed per plans and specifications. Exterior finishes inspection - to confirm exterior finishes have been installed according to plans and specifications and in accordance with proper building envelope construction practices. Insulation inspection - to confirm insulation, air and vapour barriers have been installed properly. Interior finishes inspection – to confirm interior finishes were completed in a workmanship like manner and in accordance with plans and specifications. Final grade inspection – to confirm the exterior grades have been completed to ensure water drains away from the home in accordance with the design grades indicated on the plot plan. Customer walkthrough inspections – to review the workmanship and material of the home with your customer before the possession date. This inspection can also be used to orient your customer to the home, showing them how the home operates and how to maintain it. 1.20 Plot Plan The plot plan schematically shows the position and outline of the house on the lot in compliance with the land development information. The plot plan must also indicate the: Job #; Legal description; Subdivision and phase; as well as The municipal address. The builder’s design department usually prepares the plot plan by utilizing the municipally approved engineering drawings from the developer. These design drawings include: The subdivision plan; Street and utility plan; and Subdivision grade plans. The placement of the house must respect the front, side and rear setbacks 27 and not encroach on any easements. The design grades or elevations on the plot plan must align with the requirements of the subdivision grade plans. Note the following details on a plot plan. 1. It locates the house in relation to the boundaries of the lot in a horizontal plane, showing boundary distances to the front, the rear, and the side yards. 2. It references any utility easements. 3. It locates the house in reference to the design grade elevation, or the vertical plane of the lot, to establish the placement of the bottom of the footing and top of the joist of the house as well as other grade requirements. 4. It locates, in both the horizontal and vertical planes, additional construction items to be placed on the lot such as sidewalks, driveways, patios, finish grades, swales and drainage patterns. 5. It provides the location of utility connections for gas, electricity, cable, and telephone, as well as the location of the sewer and water connections and sewer invert elevations. 6. It shows the location of the back of the sidewalk, curb cuts, depth of the boulevard, street lights, and fire hydrants. Understanding the relationship of the various numbers shown on the plot plan to the building plans will enable you to effectively provide proper direction and supervise and confirm the work of others has been completed properly. The surveyor will establish the exact position of the house, referencing the numbers indicated on the plot plan with the on-site reference points provided by the property pins and the area’s geodetic reference point. It is critical that the house be located exactly as shown on the plot plan. Even a small survey deviation can result in the house being too close to the property line or too high or low a design grade. This small error can result in a significant delay in construction as municipal authorities approve the appropriate solution. The solution will likely be costly or frustrating and could damage your company’s reputation. Therefore, as the Site Manager, you must understand the plot plan and how it relates to the on-site activities. 1.21 Land Developer Information Before selling building lots, land developers must obtain approval from the local municipality. To gain approval, municipalities often require extensive information on the land, and home builders also require this information to ensure homes are built in accordance with the design of the land development. 28 When purchasing a building lot, it is essential to obtain available information about the lot from the land developer, including: Design grades, or ground slope design; Elevation of structural footings and original grade; Location of shallow utilities (gas, electrical, phone, etc.); Location and depth of deep utilities (water and sewers); Any requirements for sulphate-resistant concrete; Any geotechnical restrictions or additional investigations; Utility easements and right-of-ways; and Any requirements for water pressure reduction valves. This information is used by home builders to produce plot plans and to ensure the plans and specifications for the home account for any land developer requirements. If this information is not used to design the home, the municipality may not issue a building permit for construction. Regular on-site discussions with the trades will provide you the opportunity to review the work being completed, ask questions, and obtain clarification to ensure compliance with the requirements. You will depend on your trade partners to correctly layout, excavate and position the footings and foundations. The surveyors, excavator and cribbers will informally check each other’s work since it is crucial that each crew is accurate to the project. Sometimes a formal footing elevation check will also be performed by the surveyor before any concrete is poured. 1.22 Grade Slip Land development information can be consolidated into a document known as a “Grade Slip” or “Building Grades Form,” which is a convenient way to view important land developer information. Let’s look at what can be found on a grade slip. The grade slip will indicate all the finished grade elevations of the lot at the front, sides, rear and garage of the house. These numbers are “metric geodetic,” meaning they are metric measurements of ground elevations over large geographical areas of land. Surveyors use established “geodetic benchmarks” in the area to accurately position the home on the lot at the correct height. Other information on the grade slip includes whether the ground water will drain to a sump pump or directly into the storm sewer system. Additionally, you’ll see the position of the utility services to the lot, as you saw in the plot plan. 29 You’ll also see information on the presence of sulphates in the soil that will require special sulphate-resistant concrete for foundations and other concrete work. Other requirements listed on the grade slip include: Geotechnical restriction; Utility easements; Compensation for airport nose; Retaining wall requirements; and Pressure reducing valves to the water line. Your surveyors, excavators, cribbers and plumbers must have the expertise to comply with the grade slip, but you must understand the stated requirements and check and re-check that these are being met. 1.23 Plot Plan Exercise The plot plan and grade slip work together to provide a clear picture of the site before any work begins. With the information on these forms, you’ll be able to visualize the arrangement of the lot and placement of the foundation before ground breaking begins. First, you must ensure you have the correct forms for your lot. This can be done by ensuring the lot numbers on the forms match and that the physical address is correct on both. The plot plan indicates the location of the house on the lot, with respect to the front and rear setbacks, as well as side yards. (Note that the term “right rear” is based on the perspective of an individual standing on the street, looking at the house.) Utility right of ways are also given on the plot plan. The O.D. R/W indicates an overland drainage right of way, which typically means there will be a concrete swale located here for surface water management. The legend on the grade slip or land development plan shows where the sewer and water connections enter the lot, with a line crossing the boundary. You’ll also be able to locate the sewer and water connections by finding the water valve on the lot. As mentioned earlier, the numbers at key points on the lot reflect the height of the grade, or ground, with reference to a point standardized for the area, known as the geodetic benchmark. The geodetic benchmark is typically established at a fixed point in the land development, like a manhole or sidewalk. Grade markers are then recorded 30 at different points on the lot by referencing the geodetic benchmark; any number larger than that geodetic benchmark represents an elevation higher than the benchmark, while any number lower is at an elevation lower than the benchmark. These numbers are given as meters and provide an overview of the site, allowing you to visualize the site in 3 dimensions, knowing the high and low points on the lot. This also lets us calculate precise height differences between different parts of the lot; by taking the difference between the front grade (99.44m) and rear grade (96.50m), we can tell that the lot has a height difference of 2.96m. Other key numbers will allow you to understand the vertical placement of the structure as well. First, on the plot plan, two levels in the house are provided using the same geodetic benchmark. These are the SF, or top subfloor, and the ATF, or actual top of the footing. As we’ll explore later, the footing is the base of the foundation wall that transfers the weight of the house to the soil. The height of the foundation walls can be confirmed by checking the FG, or front grade, and RG, or rear grade. These are listed clearly on the grade slip and land development plan, and you can use them to double-check the level at which the grade or ground will meet the house. It’s also important to understand the sewer (S) and storm sewer ( ) elevation on the site, and these numbers can be found on the land developer plan or grade slip. As we'll see in a moment, these are important to the LTF or Lowest Top of Footing. The final check on the plot plan and grade slip involves confirming the numbers provided for the ATF and SF. First, we need to confirm that the ATF is higher than the LTF or Lowest Top of Footing and to do this; we’ll check the plot plan for the ATF and the grade slip for the LTF. This is important because the sewer line must slope down from the house to the depth of the sewer connections at the property line, and we need to ensure that the sewer is below the footing. Next, we need to check the original grade, or OG, which will tell us whether we’re building on fill or on undisturbed or original ground. Comparing the OG to the LTF and ATF, you can determine if you’re building on fill; if the OG is higher, you’re building on original ground. Ensure you make a note if you’re building on fill, as there may be special requirements that must be considered in these circumstances. Once we have confirmed that the ATF is high enough 31 for the sewer, we need to confirm the height of the top of the subfloor or SF. From cross section plans, which we’ll discuss later, we can gather that these components have the following dimensions: Subfloor: 0.02 metres (3/4 inches) Joist height: 0.30 metres (11 7/8 inches) Basement wall height: 2.43 metres (8 feet) With this information from the cross-section, does the design height of the top of subfloor correspond to the information on the plot plan? Yes That’s right. Adding the ATF, the height of the foundation wall, the joist height, and the thickness of the sub floor will give you the design height of the top of subfloor. And this is confirmed on the plot plan. We can now confirm that the foundation wall will be high enough to protect the wood floor joists from soil and moisture. Using the information provided here, determine the height difference between the top of the foundation wall and the finish grade at the right elevation. a) 184mm (7.25”) b) 290mm (11.5”) c) 336.5mm (13.25”) d) 571.5mm (22.5”) Add the foundation wall height to the ATF and subtract the elevation of the finish grade on the plot plan to get the height difference between the top of the foundation wall and the finish grade. Another key piece of information that can be gathered at this point is the BOF, or bottom of footing depth. This is used to determine the depth of the excavation and can be calculated by finding the thickness of the footing in the foundation plan and subtracting this thickness, in metres, from the ATF reading. Now you know the geodetic elevation of the excavation that your excavator must establish. As we go through other sections in this course, we’ll be filling in other numbers on the plans, showing how certain details can be calculated. This will allow you to check the work being done on surveying, excavating, cribbing, damp- proofing, garage door bucks, entry stairs, garage stairs, and decks. 1.24 Specifications 32 Specifications are written design and material details for a project and must be used in conjunction with design drawings. As mentioned, a set of drawings will include some written design and material details, but home building projects require more specification details than can be included in a set of plans/drawings. In addition to the specifications found on a set of drawings/plans, a separate specifications document is created to provide as much detail as necessary to design, price and construct a home. These specifications are provided to trades and suppliers, along with plans and scopes of work, in order for them to provide pricing to complete the work. A specifications document can be organized into construction categories that follow the stages of construction. For example, foundation specifications, Framing specifications, HVAC specifications, plumbing specifications, etc. The level of detail in specifications varies from builder to builder. Take a minute to review the sample set of specifications in the resources tab. In many cases, homebuilders allow their customers to make decisions on some specifications, and these homeowner specifications are often called ‘Selections.’ Examples include: Type and colour of siding Exterior door style Roofing colour Trim type and colour Flooring Paint Baseboard and trim profiles Interior door styles Hardware – door knobs, towel bars Cabinet style and layout Countertop materials Ceramic tile Light fixtures Plumbing fixtures Appliances These homeowner selected specifications are often compiled into ‘Selection Sheets.’ Take a minute to review the sample selection sheets in the Resources tab. Concrete Footings: 6” by 16” strip footing 33 Type GU or type 20 concrete 2 rows 10mm rebar In interpreting the specifications, there is an order of priority to help decide between conflicting specifications and drawings: A written specification takes priority over the general plans. A detailed specification takes priority over a less detailed specification. A detailed working drawing or detail takes priority over the general plan. 1.25 Construction Schedule The Construction Schedule is an essential document that assists in the coordination of construction activities and is an important means to communicate with your trades and suppliers, but the first thing to understand about a Construction Schedule is that it can be in a number of different formats. Some Site Managers use complex computer based software like Microsoft Project, and some use tools as simple as a daytimer or calendar, but the tools you use don’t matter as much as making sure you understand the basics of scheduling, like lead time notification, delay contingencies, and critical and non-critical paths, that are important. For this document to be successful, these vital concepts need to be a part of it. An effective Construction Schedule includes; Activities o (including material delivery, delivery of machinery/tools, construction activities, inspections, etc.) Sequence of activities o The sequence of activities can show relationships between activities. For example, on-site framing of the house can not begin before the foundation is complete, but the activity of scheduling the framers can be done well before the foundation is complete. Another example is that insulation and drywall can not start until the building codes inspectors have inspected the framing and the mechanical rough-ins. Lead time (or booking time) for each activity o It is essential to provide enough notice for people to start their work. This notice is referred to as lead time or booking time. Lead time requirements can vary significantly depending on the activity. To have materials delivered to your site for framing for example, a lumber yard needs to schedule their staff to assemble the materials package and schedule a truck to pick-up and deliver the materials package to your site. The lumber yard needs to schedule this with materials packages for numerous other projects. A one week lead time is common when a trade or 34 supplier is aware that your project is coming up (ie. If they have a PO). So, if your schedule requires framing material delivery on May 14, your schedule should have an ‘order framing material’ activity on May 7. Identification of critical path and non-critical path activities o Critical path activities are activities that, if delayed, will delay the completion date of the entire project. For example, if completion of the excavation activity is delayed by a week, then the entire project is delayed by a week because no work can be completed on-site until the excavation is complete. o Non critical path activities are activities that, if delayed, will not delay the entire project. For example, if the electrical rough-in activity is delayed but other activities can be completed during the electrical delay, such as roofing, vacuflo rough-ins etc. So the electrical rough-in activity would be considered a non-critical path activity until it delays a critical path activity - the insulation activity for example. Days to complete each activity o The days to complete activities can be consistent from project to project, but it is common to have some variations as well. For example, if a homeowner upgrades bathroom flooring from linoleum to tile, you know that extra time will be needed in the schedule to complete bathroom flooring. o There is a risk for delays in every construction activity. We know delays and problems are going to happen, so an effective construction schedule will include timeline contingencies. The definition of contingency is ‘a future event or circumstance that is possible but cannot be predicted with certainty’. For example, the impact of weather on a construction schedule can not be predicted with certainty. So if it takes one day to excavate for a foundation, you may want a timeline contingency of one day for this activity. If it takes five days to complete the foundation and utilities, you may want a timeline contingency of two days for this activity. Framing might have a 4-day contingency etc. In this simple example there is a total of 7 contingency days in the schedule and the potential to be 7 days ahead of schedule before mechanical rough-ins have started. It is also possible that a big storm comes through and delays all projects in the area (not just your projects) which can put you behind schedule for 7 or more days before mechanical rough-ins have started. Timeline contingencies are not an exact science but if used properly they can significantly increase the chances of completing the project on time. 35 A popular way to visualize and manage a construction schedule is through a Gantt chart. This type of chart lists the sequence of activities as a vertical list, and plots their occurrence along a horizontal arrangement of dates into the future. A detailed and automated construction schedule will assist in tracking the multitude of details, making adjustments to the schedule if necessary, and documenting any delays that affect the schedule. When issues arise during construction, the Schedule will assist in identifying the impact this may have on other crews, assist in anticipating conflicts and notifying trade partners of schedule changes. Sharing the construction schedule with the trades and suppliers provides them with time lines to plan their activities, and serves as a reminder that completion of their work in a timely manner is essential for project success. 1.26 Drawings and the building permit Drawings use symbols and lines to provide a pictorial representation of a project, as well as some written specifications and notes to provide additional information for the plan reader to visualize the project in it’s completed state. A complete set of drawings for a home provides a number of different pictorial representations including; Elevations Cutting Planes Sections Details Shop Drawings A ‘Legend’ included in the drawings provides an explanation of what each symbol, line, and colour represents in the drawings. For example, exterior walls and piles are usually shown with a heavy line, while fixtures and rough- ins are shown with thin lines. Line styles, such as continuous or solid, dashed, centre and phantom, are used to represent specific features. Continuous lines show walls, dimensions and secondary objects. Centre lines show the location of support beams. Dashed lines indicate hidden items. And Phantom lines represent boundaries. 1.27 Elevations Elevations provide vertical views to show the appearance of specific walls, particularly on the exterior of the house. Most plans include front, back and 36 side elevations of the exterior of the house. Interior elevations may also be created to show details, like a kitchen cabinet layout, a fireplace design or build-in cabinetry. Sometimes Ceramic Tile Layouts for walls will be shown as an elevation drawing. 1.28 Cutting Planes A floor plan is a common example of a cutting plane drawing. It shows a section of the house as viewed from above. It’s as if someone cut through the house at a certain level so you could see inside. The level at which the view has been represented is called the cutting plane. A common height for the cutting plane is six feet or 1800 mm. This plane cuts through all doors, most window openings and above the height of the closet shelf. In the kitchen, the cutting plane is often lowered to four feet or 1200 mm. This plane is between the upper and lower cabinets. Another example of a cutting plane drawing is the foundation plan and the electrical plan. 1.29 Sections Cutaway vertical views, called sections, are created to show details from each cutting plane and how they relate to one another. These may show how a stairwell is situated or where beams and support bracing are installed. They also show foundation and roof structure details. A longitudinal section refers to a drawing of the building cut through its length, from front to back. A transverse section refers to a drawing of the building cut from side to side. 1.30 Details Certain elements of the house may need a more detailed drawing to provide additional clarification. For example, built-in cabinetry, a fireplace or even building envelope components may need a larger scale drawing to properly outline required components and specific construction details. These drawings are called detail drawings. 1.31 Shop Drawings Shop drawings are drawings from a manufacturer of a certain product. Examples include components such as windows, engineered floors and trusses, cabinets, and appliances such as hood fan vents and furnaces. Shop drawings should be in the construction file as they provide necessary details 37 for the proper installation of the component, such as layouts, opening sizes, connections and fastening and mounting heights. If there is ever a discrepancy between other drawings and shop drawings, the shop drawing must be followed. 1.32 Building Permit The municipal authority that issues building permits will require a set of drawings to review in order to provide an approved set of drawings with the building permit. The building permit will include your set of drawings with a stamp of approval from the municipal authority. Changes related to building code items can not be made to these approved plans without approval from the municipal authority. These plans are used by the building code inspectors when they are on-site inspecting completed work. 1.33 Drawings/Plan Reading Exercise Now that you’re familiar with the types of drawings that can be found in a set of house plans, it’s time to practice reading plans to get the information you require. Remember that drawings often use different line symbols to represent different components, as well as different terminology, so it’s important to refer to the Legend if necessary as well as to be familiar with typical components that are used to construct a home. First, let’s look at the electrical plan to see if you can find some of those key details. Find the light fixture in the master bedroom; Find the smoke detector; Find all of the GFI outlets; and Find the bonus room cable TV outlet. Each of the plans is different, so you’ll need to be familiar with all of them. Look at the floor plan of the main level, and find these details: Find the upper kitchen cabinets; Find the lower kitchen cabinets; and Find the plumbing wall. 38 A 2x6 wall or a double 2x4 wall provides room for plumbing stacks, and heat runs to the second floor. Does the island have a raised eating bar or a flush eating bar? Make sure the engineered floor supplier knows if the island has a granite countertop so they can ensure the floor is designed to support the extra weight. Which flooring needs to be installed in the foyer? a. Carpet b. Engineered flooring c. Hardwood d. Tile Overall, details are just as important as items inside the house. Take a look at the left elevation document and answer these questions. How many risers are needed for the front steps? Find the slope or pitch of the roof over the front steps? What is the total height of the house? This is important because there are height restrictions in most municipalities. Now look at the basement plan and see if you can find the answers to these questions. Find the floor drain: What is the size of the footings for the concrete foundation walls? a. 10”x4”, b. 16”x6”, c. 20”x6” or d. 20”x8” The cross-section plan will give you construction details like heights and locations of structural components. Take a moment to review it now. What is the ceiling height of the basement? a. 7’9”, b. 8’, c. 8’3”, d.9’ ¼” You need to subtract the thickness of the concrete floor from the height of the foundation wall to get the basement ceiling height. What is the R-value of the insulation in the basement walls? a.R12, b.R20, c.R28, d,R34 What is the thickness of the concrete garage floor? a.3”, b.4”, c.5”, d.6” The last plan you’ll need to be familiar with this is the deck flashing detail. Review this plan and identify if the building paper is placed between the exterior wall and the deck ledger in this detail. a. Yes, b. No 39 This is an important detail in constructing an effective building envelope to prevent water penetration and damage. 1.34 Scope of Work A scope of work is a document describing the work to be completed, some aspects of how the work is to be completed, and what is to be provided by the home builder. It is usually combined with a set of plans and specifications which the trade/supplier uses to provide a quote on the project, and it forms part of a contract between a home builder and the trade or supplier. It clearly defines duties, responsibilities and the standard of acceptable work performance. Some common items found in a scope of work include; The home builder will provide 7 days notice/lead time of the start of work. The home builder is to ensure the work site will be reasonably clean and tidy for the contractor to complete work. The home builder will have the required materials delivered to the site before the scheduled work start. Upon arrival, the contractor will notify the Site Manager of any required materials that have not been delivered to site. The contractor will arrive at the scheduled time to start work or provide adequate notice to the Site Manager to reschedule. Work is to be completed in accordance with the Building Code, the plans, the specifications and the applicable Construction Performance Guidelines. The contractor will bring any discrepancy between these documents to the attention of the Site Manager for resolution. Work must be completed in accordance with all applicable safety regulations and corporate safety policies. The contractor will conduct themselves respectfully while on site. All tools and fasteners are to be provided by the contractor The contractor will complete the work on or before the scheduled date or negotiate an alternate completion date with the Site Manager. Work will not be considered complete until the contractor places all debris related to their work in designated on-site containers. Work will not be considered complete until the Site Manager approves the work. Home builders usually standardize their scopes of work so they do not have to be created and filed with each Construction file. These standardized scopes of work should be reviewed annually by both the home builder/Site Manager and the contractor. 40 Good working relationships with your trades and suppliers start with good scopes of work, which provide a clear understanding of the responsibilities and expectations of both the home builder and the trade/supplier. 1.35 Change Orders Changes can occur during construction for any number of reasons. Sometimes code violations that were not foreseeable become apparent by reviewing the plans and specifications. Some builders allow homebuyers to make changes during construction, such as changing the location or number of light fixtures. And homebuyer selections are often completed after construction has started, which can result in extra charges or refunds. Change orders are a legal document that forms part of the contract for the home. They must clearly describe the change to the contract (plans/specifications usually) and any costs/refunds associated with the change. For example, if a homebuyer upgrades from an electric to a gas range during the selection process, a change order would be required to have a gas line installed and to have the homebuyer agree to the extra cost for the gas line and the gas range. The homebuyer and an authorized home builder representative (sometimes the Site Manager) must both approve/sign the change order to make it effective. Once a change order is effective, the Site Manager must notify all trades/suppliers who need to know about the change. In this example, the appliance supplier would need to know what range to deliver, the electrician needs to be notified to install appropriate electrical, and the gas fitter needs to be notified to install the gas line. Errors in construction tend to happen with mismanaged change orders, so changes must be handled carefully. It is important to properly notify trades and suppliers of changes that will affect their work. It is often good practice to provide notification in writing (like an email) and verbally (in person or by phone). A VPO or Variance Purchase Order is issued to the contractor with appropriate information regarding the change. It would indicate the agreed upon price and a description of the change. 1.36 Purchase Orders A Construction Budget is usually prepared by the Estimating Department under the direction of the Construction Manager. Purchase Orders are created for every construction activity by referring to or utilizing the approved budget, contracts and scopes of work. A Purchase Order Summary document is also created to ensure all POs are accounted for. The POs and PO summary 41 essentially provide the list of approved trades and suppliers. A PO for material suppliers will detail the quantity take off. To avoid errors and delays, Site Manager should review all POs to confirm accuracy to plans/specs/scope of work, as well as to confirm any approved extras or changes are included. Typically, trades and suppliers will require a receipt of an approved PO before starting work or delivering material to the site. The PO system represents the major financial control process and each builder expects its Site Manager to follow the process with a high degree of diligence. 1.37 Daily Log Keeping track of numerous ongoing activities related to different projects is challenging, and as mentioned earlier in the course, making regular use of an organizational system is essential. A daily log should be used as part of an organizational system. Daily logs can be created for each project, or some Site Managers prefer a single daily log encompassing all of their projects. Either way, recording activities on a daily basis allows you to easily recall important items in the future and helps you maintain construction schedules, track costs, keep track of daily weather conditions, as well as daily site visits. It also provides records demonstrating your due diligence in managing your projects. 1.38 Review the Construction File Now that we know what can be found in a typical construction file, lets briefly touch on the importance of reviewing the entire file before starting construction. If all the people who compiled all the information in the construction file did their jobs properly, the construction file should be perfect. But people do make mistakes, and mistakes in the construction file can cost you a lot of time and effort to correct them after work has started, not to mention the financial cost to the company. So, reviewing the construction file before starting construction is worth the time and effort. Review of a construction file takes time and plenty of focus. You will be processing a lot of information, so find the time and place to focus your attention without distractions. And use a construction file checklist to help you through the process. 42 Start by studying the Plot Plan and the Land developer information. Does the plot plan reflect all the required information from the land developer information, and is it consistent with what you observed when you inspected the vacant lot? – for example, does the existing grading of neighbouring lots and the back-alley conflict with the design grades on the plot plan? Do the design grades on the plot plan provide enough slope for proper surface water management? Now study the drawings and visualize the home in 3D in your mind. Look for errors in the drawings, such as plumbing on cold walls or insufficient space for mechanical rough-ins to the upper level, or a beam that doesn’t provide enough headroom in a stairwell. Pay particular attention to the consistency and accuracy of details between each drawing. For example, are the plumbing walls closely aligned from the upper floor to the basement so plumbing rough- ins can be completed properly? Is the structure aligned to transfer all loads from the roof down to the footings? Also, do the exterior elevations align with the plot plan information – in particular, is the height of the foundation walls adequate considering the design grades on the plot plan? Where will service trenches be located on the lot, and will they conflict with the integrity of the foundation? Is the electrical panel on the correct side of the foundation? Do any joists on the engineered flooring shop drawings conflict with toilet locations? Now review the specifications and homebuyer selections. With the home details still visualized in your mind, are there any specifications that conflict with the drawings? For example, will the fireplace fit into the space provided in the drawings? Is the size of the garage door reflected properly in the drawings? Have all the homebuyer selections been completed – did they miss anything? If floor tile has been selected, is it reflected on the plans so proper underlayment is installed? If the homeowner selected a larger fridge, will it fit in the fridge opening designed by the cabinet manufacturer? Now review the POs for the project. With the home still visualized in your mind and your familiarity with the specifications, are all the PO’s accurate? If hardwood is to be installed on the stairs, does the PO for the stair manufacturer indicate no nosings on the stairs? If the land developer information requires sulphate resistant concrete, does the PO for concrete require sulphate resistant concrete? Does the PO for a granite countertop indicate polished edges for the sink cut out if the homeowner selected an under mount sink? Is the engineered floor designed to carry the extra weight of a granite countertop selected for a kitchen island? Change orders are often created before you get the construction file. If there are any change orders, are they reflected properly in the plans, specifications and PO’s? 43 After you’ve reviewed the construction file, record it in your daily log and include any issues that have arisen and the next steps you plan to take to resolve those issues. 1.39 Construction File Summary The contents of the construction file will vary from builder to builder. Construction files can be hard copy, electronic, or a combination. The construction file is a critical part of your ability to manage the build process successfully. It provides all the information you’ll need to ensure everything is done correctly and on time by the right people with the right tools. It’s up to you to make sure that everything within the construction file is organized and kept up to date. 1.40 Module Summary Congratulations, you’ve finished Module 1 of Level 1 and should have a good idea of what’s in store for you in the rest of Level 1. You should be familiar with the basics of what it’s going to take to be a successful Site Manager and what goes into a successful project. Now that you have had an overview of the Site Manager Program, you should have a clear understanding of what you need to be a Site Manager. That means you should know what it means to act like a professional: Think like a professional: ○ The skills you’ll need; ○ Being organized; ○ Maintaining your vehicle; ○ Keeping good records; ○ Being a good communicator; ○ Using your tools appropriately; ○ Understanding your daily routine; ○ Dressing for the part; ○ Setting good standards; and ○ Working well with trade partners. You should also understand the importance of understanding the key documents found in the construction file: 44 Lot Inspection Sheets The Plot Plan Land Developer Information Detailed Specifications Change Orders Exterior and Interior Finish Schedules The Construction Schedule Blueprints The Scope of Work The Budget and Purchase Order System The Daily Log With that in mind, it’s time to move on to Module 2. Module 2 will cover the beginning of the build process, including: The lot inspection and preparation; Excavation; Footings and foundation; and Grading and draining. 2 Excavation and Foundation 2.1 Excavation Overview Now that you’ve reviewed the construction file, you have the detailed information you need to begin construction of the house, and that means it’s time to begin the excavation process. This module will provide you with a detailed overview of the excavation and foundation process and what it in entails. We’ll take an in-depth look at: Lot Inspection and Preparation; Surveying; Excavation; Placing footings; Placing foundation walls; Protecting foundation work; and Backfilling and grading. 2.2 Safety and Hazard Assessment Before starting construction, the most important thing to remember is that 45 safety must always be your number one concern. The Occupational Health and Safety Act, and its accompanying regulations, place significant responsibility on everyone in the construction process. Your employer depends on you to demonstrate due diligence with respect to company safety policies and governmental legislation on the sites for which you’re responsible. That means taking all reasonable precautions, under particular circumstances, to prevent injuries or accidents in the workplace. It’s up to you to work with your employer to implement a plan to identify possible workplace hazards and carry out the appropriate corrective actions to prevent accidents or injuries arising from these hazards. Now, if you’re ready to get started with safety in mind, let’s look at the first stage of the excavation process. The Hazard Assessment must be completed by each trade that comes on to the site. This sets the stage for safety. The Hazard Assessment will be different for each trade and each stage in the construction process. The trade has the responsibility to complete the Hazard Assessment. Any known risks to a worker’s health or safety must be identified, and the trade’s plan of action to address these hazards must be specific and realistic. 2.3 Lot Inspection Prior to any construction activity, you must complete a lot inspection. This allows you to inspect the physical condition of the lot to ensure the lot is ready for construction to begin. Additionally, you’ll be able to document any pre- existing damage to the lot infrastructure, ensuring your company is not held responsible for the cost of repairing the damage. A lot inspection checklist is especially helpful at this stage. Here you can document any damage or problems you find. List any pre-existing damage to the street, roads, sidewalks, public furniture, streetlights, signs and water shut offs. Take digital photos to document any items that have been noted. Check the rough grade of the lot and note if it is too high or low. Complete a visual check for any negative drainage or places where water will pool due to low spots. To avoid surface water draining into the future excavation, you should take note of the surrounding lots’ grades, as your site 46 may be affected by their drainage patterns. 2.4 Dirt and Fill You should also evaluate the dirt balance of the lot to determine if trucking “in or out” of fill will be required. A dirt balance is achieved when the dirt displaced by the basement excavation is sufficient to achieve the proper finished grade elevation. If too much dirt is left over, or more will be needed, the Site Manager will be expected to arrange for trucking to remove or provide fill for the site. Loading and trucking charges, as well as the location of the dump area, will need to be considered. 2.5 Utilities You’ll also need to know where all the utilities are located. First, use the resources in your area to ensure that all utilities are located. Then, referring to the plot plan, locate and inspect the utility connections and inspect for any damage. Once this is done, ensure the water service shut-off is marked and protected to make sure no damage is done to it. Evaluate where the sewer and water utility trenches should run. Trenches should be placed

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