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What are the phases of a construction  project? It might seem simple or easy.   But in addition to knowing what the  phases are, what do we do? What are   the key things to look out for? We're  going to talk about that in this video.   So what are the six phases? What are  the keys to each phase and what does   it take to pull off those keys? So let's go.  Phase number one, conception. In this phase,   we're talking about establishing a vision for  the project, which is so clear. And I'm not   going to get too much into the details, because  there's a lot to this that deals with development,   due diligence, permitting, conceptual design,  right. But the key thing is, is the intent or   the vision of the project must be translated to  the design team, to the pre construction team,   and to the construction team clearly for this  project to go well. And I will say that this is   kind of a problem in our industry, it's not done  very often, unless you're part of an IPD project,   and IPD light project or design build project.  Very often and I wish this would just go away, that's a design bid build contract delivery  method. And by the time you get to building it,   the people have completely forgotten about  the original vision for the project. So any   of those conceptual design documents, any of  the original speeches, the teaming the notes,   the conditions of satisfaction, right? The vision  for the owner for this face must be catalogued,   visualized, and preserved. Otherwise, otherwise,  the design team, the pre con team, and the   construction team are going to lose that vision  and the vision will perish, meaning we'll start to   make value engineering decisions will start to cut  corners, make changes, do material supplements,   and ignore some of the things that our customer  wants. And we can't do that. So phase number one,   yes, conception, like I said, our favorite  part. But we have to bring that vision all   the way through the other phases of a construction  project. Number two, team and delivery selection.   This is fantastic. And I will say definitely  never, ever, ever, ever, ever do design bid   build. It's just nothing. I can't even- I'm sure  somebody on the other end of this video is like,   well, Jason, this is appropriate. Why like that  doesn't make any sense. Like it. It's a contract   delivery method that completely disconnects  the builders from the preparation, puts them   into an emergency and disconnects them from the  vision like I talked about a minute ago. Just   don't do it. I love me some CM at risk. I love  love, love design build. I love IPD light. And   I love IPD like let's integrated project delivery,  I really really enjoy these methods. And actually,   in reference to IPD, I'm going to tell you a  secret at the end of this, which really just came   about when I was creating this video outline that  I think you're going to find remarkable. But the   key points here is decide how you want to contract  your team and decide what team you want. Now,   I will tell you that your interviewees are  going to wow you with pictures, they're going   to well you with presentations with pre scripted  speeches, they're going to come in with a really   nice proposal that their marketing department gave  you. I love it, I think that's great. I've done   it before, at the end of the day, the only real  way to win is to select a team that aligns with   your core values that you love and want to work  with that the darn contractor will actually give   you without a bait and switch and that you feel  will elevate the experience of how you get there.   Right. Remember that most of the project will done  is how we get there. It's not just we got there,   at any cost, right, you can really burn through  a lot of people and deliver a product and really   not be very proud about the end. It's how we  get there. And how we get there is based on the   team and the team is selected in that process.  So always know that you're going to win. When   you have cultural fits core value alignment.  You know, you like working with that team,   you trust that team and the contractor is not  going to bait and switch you. So in that phase,   the key thing that you must remember is go  ahead and find and lock in the right people.   Because remember first two, then what and there's  another one actually, please like this video,   please comment. I want to hear your comments on,  you know, hey, what are some of the things you   want to watch out for or you think everyone else  should watch out for in these different phases? I   want to hear from you. I'll respond to you one  on one. Number three, design and I love me some   design. Actually, let me just go ahead and speed  up, number four is the pre construction process.   So three and four. They're looked at as separate  phases for my experience in my career. They've   either overlapped or always run Currently, but  either way, the design is greatly benefited by   early trade partners by contractor involvement,  pre construction efforts. And I personally have   always aligned the pre con with the design  phases. Now I know everybody doesn't follow   these design phases, but I'm usually thinking  conceptual design, schematic design, design,   development. And then when we're developing  our CDs, right, our construction documents,   our construction drawings, and so I typically just  from a high level, will say that early on in the   proposal conceptual design phase, I have a tax  plan procurement, login and validating the budget   in schematic design, I have those same tools  with contractor involvement and a lot of make   ready planning in the design development phase.  I as the contractor will work with the designer   on constructability reviews, modeling, making  sure that we are doing target value delivery   methodologies with choosing bi advantages, with  real time feedback from our trade partners, with   that kind of integrated partnering right early on  really great stuff. At that same time, I will be   onboarding the builders and developing the norm  level tax plan, the zone maps the logistics plan,   the risk and opportunity register, the basis   of scheduling every other key tool that I need for   the plan, and especially the procurement log this  you cannot go any further past design development   without really making sure that you have the long  lead materials being coordinated, and then the CD   phase, I'll do my risk analysis, my fresh eyes  meeting, make sure all of my deliverables are   finalized, that the drawings actually have the  constructability reviews, the modeling, reviews,   and conflict analysis all pulled in. And a part  of the final deliverable for the drawings and the   specs, right, I'm going to make sure all of that's  coming together to where I have a remarkable plan,   right. And so I look at those the same, but  the key things to watch out for is do not   have disconnected designers and builders. Do  not have disconnected planners and builders   integrate that team. The other thing that I would  say is do not let those final drawings be issued,   if they haven't been coordinated. And if they  haven't had all of the constructability reviews   updated, we need a good set of drawings and  I will say it's not a pipe dream there is I   have I've worked on projects, where the  designers pulled in all of our comments,   and we had a beautiful set of plans. So part of  it could be if you don't have a good set of plans   is that your phased design is too overlapped and  too aggressive or you might have a non responsive   designer or you might have the wrong contract  delivery method. But the bottom line is there   are ways in CM at risk design building IPD to  get a good set of drawings. So don't leave that   phase without having the integration among the  team. And that good set of drawings, coordinated,   ready to go. Number five, construction. This is  one of everyone's I think, favorite phases. We're   breaking ground, we're out in the dirt, we're  experiencing the weather, we're smelling concrete,   we're hearing concrete pumps, we're smelling  diesel, just love this space. Right? What I   want you to know the key step to this phase is  to turn your construction and all that planning   that you did into a production system using tact,  last planner and Scrum it has to be done or else   you will just it'll be like Southwest Airlines  boarding it'd be like hey, one through 30 Go,   you know, like go figure it out. It'll be chaos,  you'll burn through people, you'll lose money,   what we need to do is take your planning and  align it to lean construction planning principles,   and specifically tacked last planner and Scrum.  And if you do that, you will take bite sized   portions of your planning and implement those  in bite sized chunks on the project in a flow.   And then close out. The one thing that I'll say is  the team must be ready for it. Everyone must know   that the end users will change things, we need  a process to quickly respond to change orders to   quickly re mobilize crews to close things out and  to make sure there's full integration between the   building maintenance teams and the construction  teams doing the training and that we don't just   chuck it over the fence we want to hand off and  show somebody just like they're buying a brand new   BMW or like a Ferrari. You know, like the level of  care there is just phenomenally showing them every   last detail. This is how you maintain it. Let me  like I'll give you for instance like if you go   buy a boat, a brand new boat, they don't just say  here's your boat and they say hey, let's go out to   the lake. Here's how you started this wish to look  what to look out for. Here's how you fill out the   ballasts, here's they'll even show you how to surf  sometimes like they are in that cell that sale in   full integration in full form, right we need to  do the same thing with our buildings. We don't   just build it and chuck it over the wall and say  good luck. We need to hold the owners and the end   users hand as we go through it. Do not make the  mistake of not being ready for this process. So   these are the six key of phases of a construction  project. And as I was going through the outline,   it was like, Oh my gosh, I'm so excited. Like,  I'm seeing a pattern. You know, there's one   word that I saw by way of pattern integration,  integrated people, integrated teams, integrated   communication, integrated systems, integrated  everything, anything you can integrate. And it   brought my mind back to a book called Integrating  Project Delivery, really every phase right? From   conception to team and delivery selection, to  design to pre construction construction. And   to close out, like, what have I been talking  about integrating the people making sure we're   all working as one team. It makes no sense to  say, hey, we have these 100 people, we're gonna   go do something great. Let's separate everyone out  into different teams, build walls in between them,   cut their communications, and contractually  incentivize them to not talk to each other. That's   insane. Would you ever do that in war? Would you  ever do that in your own personal business? Would   you ever try to win a football game like that?  No and I'd say hell no, like, Absolutely not,   you wouldn't do that. So the key to this whole  thing, and all phases is integration. I really   hope that you've enjoyed this video, I'm going to  link to you in the description below that book   that I referenced, Integrating Project Delivery,  even if you skim through it, I promise you,   it will open your mind to the concept or the fact  that you know the component parts are important,   but they only work if we're working as an  integrated team. So hope you enjoy that   book. Please read it, order it. At least skim  through it or cherry pick the sections that   you want to read, because integration is  the key to all of these phases. On we go.