The Owner’s representative should develop various alternative approaches for phasing, sequencing, management and implementation of the project from due diligence through commissioning. This schedule is an outline of the key activities necessary to complete the project. Then based upon review with the Owner, the Owners’ Representative will prepare a final Master Schedule that will detail the overall time related goals for the project. This schedule should be presented in a format that the Owner can comprehend even if it is developed in a sophisticated scheduling program like Primavera P6. It is critical that the Owner’s Representative get acceptance of the time line from the Owner prior to finalizing the Master Schedule.
1. Pre-Design Phase
2. Design Phase
3. Bid/Award Phase
4. Construction Phase
5. Closeout Phase
The Milestone Schedule may be prepared by the Project Manager and the Scheduler after the Client accepts the Milestone Schedule. The Milestone Schedule highlights the key events of the Master Schedule with their targeted completion dates. From the general list of activities above a sample Milestone Schedule would be:
Key Milestone Activities |
Targeted Completion Date |
Select Design Consultant |
<early finish date> |
Complete Schematic Design |
<early finish date> |
Complete Design Development |
<early finish date> |
Complete Construction Design |
<early finish date> |
Commence Bid Period |
<early finish date> |
NTP on Construction Contract |
<early finish date> |
Complete Structure |
<early finish date> |
Occupancy |
<early finish date> |
Final Completion |
<early finish date> |
It is recommended to use the Milestone Schedule to track the status of the project in the monthly updates and in any RFP’s to give a targeted finish date that any and all proposers and bidders are to meet. The means and methods of the design and construction, which would be detailed in a CPM type schedule, should be left to the party that is responsible for providing the service and not forced upon by the Owner’s Representative or the Owner.