If you have participated in construction projects, you are probably familiar with the term construction phase. You may be interested in how the general idea is turned into reality. Although many construction projects differ in complexity, size and scope, almost all follow the same construction process. An understanding of this can inform important decisions about the project and increase the likelihood of success.

What is the construction phase?

The construction phase is the physical process of building and all other associated activities such as landscaping, redevelopment, site clearance and demolition.

The contractor usually carries out the construction work. However, it is not unusual for a contractor to divide the project into smaller phases to achieve milestones. In that case, the contractor subcontracts the individual phases to subcontractors and suppliers.

The construction phase is the backbone of the industry, but contracts should be awarded through a competitive bidding process before construction. Because of the competitive nature of the bidding process, controlling these bids is crucial for your company to do business.

The necessary procurement procedure consists of four steps, namely:

• Tender
• Registration
• Selection of offers
• Contract formation

All these steps take place before the construction phase, and we will elaborate on these points below.

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For the construction phase

1. The invitation to tender - this is when the project owner sends out invitations to tender. These state the project specifications, project requirements, contract type and delivery method.
2. Registration - at this stage, the contractor submits all relevant business information, including management plans, previous projects and its track record of timely completion of the project. It also includes cost estimates based on the bill of quantities.
   At this stage, the winning bid is selected. In most government projects, it is the one with the lowest price. In private projects, however, owners can choose higher bids.
3. Contract formation - after the owner selects the winning bid, a contract must be drawn up and signed. This is an excellent opportunity to negotiate the contract price and terms of the agreement if your company wins the bid.

After the contract is awarded, the construction process begins. According to construction management, the process is essentially divided into four phases. These are:

• Planning
• Pre-construction phase
• Construction phase
• Post-construction phase

Proper execution of these progressive phases of construction planning is the foundation that ensures the success of a project.

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Planning phase

The planning phase is the first phase of any major project. This is where the owner, architect and construction manager discuss the project. They evaluate the feasibility of the project, as each project has its own unique set of variables. The planning phase represents only a small percentage of the total cost, but has a huge impact on the construction phase. This is where we discover the importance of estimates in construction. Poor planning will lead to the misallocation of resources in the construction phase, where more than 90% of liability and costs lie.

Pre-construction phase

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During the pre-construction phase, the architect and engineers start working on the construction documents and specifications that will be submitted to the competent authorities for the issuance of building permits. The architect provides the drawings to the contractor to establish exactly what will be built. It is crucial to engage the contractor for pre-construction services at this stage so that he can contribute his expertise on constructability to the evolving design. The contractor also provides input on construction costs, which should be included in the overall construction budget. This approach is essential for managing the budget, as there will be fewer opportunities for budget increases.

Activities during the construction phase

The construction phase is the hub of the project. It is the phase where planning starts. In this phase, the entire professional team of architects, consultants and engineers is called in. The experienced team has to carry out quality checks, review and approve technical documents and ensure that the contractor generally delivers the project as designed.

It is here that the contractor divides the work into smaller phases and in many cases contracts out the smaller phases to subcontractors. However, the main contractor always remains responsible for the overall project.

During this phase, there are very many important things to consider. Some of these are

• Ensuring that the contractor knows his duty and quality requirements.
• The contractor's guarantee to correct any problems in the inspected structures.
• Determination of any liability period for defects.
• Identify whether there are contractual differences between the various works described. For example, are there contractual differences regarding the civil works and construction works aspects?
• What procedures should be followed in case of a dispute?
• The likelihood of timely completion of the project

The activities during this phase are quite numerous. It is essential to be keen on sequencing, lead times and any legal or time-sensitive compliance issues. Apart from the detailed issues regarding construction, there are other essential components of this phase that you need to consider.

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Post-construction phase

The post-construction phase is when physical construction takes place but has not yet been handed over to the owner. It includes activities such as demobilisation, punch list and document closure.

Concluding remarks

The phases discussed give an idea of the logical extension of the processes of a construction project. As discussed, most construction projects are linear, and progression from concept to finished project assumes a linear manner.

Construction projects are complex and can be a headache for someone unfamiliar with them. Following the right steps in construction play a vital role in guiding the process from concept to completion of a project.