John and Jane Doe Site Development 

and Manufactured Home Installation

Construction Project Management Course Project

Introduction

• This project will convert the undeveloped private land parcel belonging to John and Jane Doe (the Owners) into a developed and landscaped parcel. It will include the installation and full set up of a new manufactured home.

Executive Summary• The Owners hold title to the 4.95 acre property in Santa Ysabel, California identified by APN 123-456-78. • They have entered into a contract with Acme Homes, Inc. to purchase a 2475 sq. ft. manufactured home

which is to be installed on that property.• The expected delivery date is in July of 2012.• Currently the property has no improvements such as buildings, driveways or utilities.• The Owners have selected their preferred home site. Initial inspection indicates that it should be an

acceptable location. • Water will be provided from a well source which needs to be located and installed. There is some risk that a

good water source cannot be found, but adjacent parcels have reported no problems with their wells. • Household wastewater disposal will be via a septic system. This also presents some risk in that an acceptable

location for a leach field may not be available. Or, the location may dictate that we move the home site.• Once the water and the wastewater disposal systems are approved, site development will continue with

grading and bringing utilities to the site.• Next the foundation will be prepared including pouring a garage slab, a water system slab and the stem wall

footing with properly installed rebar and hold-down straps.• Prior to actual installation of the home, landscaping of the property can be started, outside the home site.• Some improvements requested: small rock wall with lighted address, a gazebo, a small pond and fountain.• The owners have requested a 2.5 car garage (28 ft x 26 ft) added to the home.• Once the home installation and garage construction are substantially complete, landscaping of the home site

can continue. The driveway surfacing can also be completed.

Customer Analysis

The Owners, John and Jane Doe, will jointly own the finished project and have the sole responsibility for accepting the finished product as acceptable.

• Their main concerns for the project are:– Work should be done with a high degree of quality– The final product should match the plans and

specifications– The costs should not exceed the contracted amount– The project should be completed on schedule

Project Deliverables

• Full installation of the Owners’ manufactured home with a Certificate of Occupancy from the County of San Diego.

• Construction of the garage per plans and included in the Certificate of Occupancy

• Installation of the road, driveway and parking area as specified in the plans

• Complete landscaping of the property as specified in the plans

Objective Completion Criteria

• The Certificate of Occupancy is issued• The design consultants agree that the project

has been completed to meet their plans and specifications

• Additional success criteria include:– Project completed within budget– Project completed on schedule

• Completion Date is November 5, 2012

StakeholdersName/Role How involved Condition for

SatisfactionPlan to Deal with Issues

Owners Own the project See Completion and Success Criteria above.

Issues that might affect the success of the project

General Contractor Executes the contract project insurance, personnel, materials and subcontractors

See Completion and Success Criteria above.

Issues that might affect the success of the

Project Manager Plans the project and executes that plan.

Owners and GC deem the project a success.

Design Consultants Design plans and specifications

Plans & specifications are implemented.

If an issue arises concerning implementation of the plans or specifications, the PM and…

Manufactured Home Builder

Build the manufactured home

Home is completed The Owners and the Builder will work together to satisfy any issues.

Home Transporter Move the home and position it

Home delivered and accepted

Issues will be dealt with by the Transporter and the Owners.

County of San Diego Review/approve plans and specifications. Conduct inspections.

Plans meet codes, home passes inspection.

If an issue arises concerning approval of the plans or specifications, the PM and the …

Subcontractors Will complete key portions of the project.

The task is accepted and payment is received.

The PM and the Subcontractor will work together to solve the issue. The GC will be involved if necessary.

Project OverviewProject Scope

The scope of this Project includes:• developing the construction plans, the grading plans and the landscape plans• acquiring all required permits and approvals• installation of the water well and a water system including a pump, a 10,000 gallon storage tank and all required piping• installation of a properly designed and approved septic system• installation of an unpaved (except see 5 below) driveway between the access road and the garage with a parking area adequate for at least four average

sized vehicles• the parking area, the 100 feet of driveway before the parking area and the driveway between the parking area and the garage will be concrete• all grading work to complete the driveway, the landscaping and the building of the foundation• bringing the electrical, telephone and, if available, the cable utility services to the home• building the foundation for the home• installation of the home on the foundation• finishing the exterior and exterior of the home• installation of a rock facing (type yet to be determined) on the foundation stem wall• installation of a 16’ by 32’ concrete patio at the family room doorway• installation of a 5’ by 8’ covered front porch with a concrete slab, concrete steps and stone facing on the porch foundation to match the home foundation• installation of a 2.5 car (28’ x 20’) garage on concrete slab• garage will be detached but closely adjacent with all separations acceptably hidden• garage will be design to match the architectural details of the home• garage will be insulated and the interior will be finished but it will not be heated or cooled except by fresh air ventilation

The project scope specifically does not include:• purchase of the manufactured home nor any involvement regarding that purchase.• delivery of the manufactured home to the home site. The Owners will contract with a carrier of their choosing to transport the home to the site and to

position over the footing in a manner acceptable to the project manager. • repair of damage or deficiencies present on the home at the time of delivery.

Project Overview Project Dependencies

The successful completion of this project depends upon the following external processes:

• The Manufactured Home Builder must complete construction of the home no later than the date to which they have agreed with the Owners

• Transportation of the home to the work site must be completed successfully

Risk Management Risks Assessment Matrix

Project:

John and Jane Doe New Manufactured Home

Risk Description/Condition/Consequence P S D RPN Risk Reduction Strategy/Action Plan P S D RPN

Risk Description:

No water source found

Condition:

Water source with adequate flow rate is required

Consequence:

Without water source, no building permit will be issued

Risk Description:

Water source will not pass Health Dept test

Condition:

Water is contaminated from some unknown source

Consequence:

Without water source, no building permit will be issued

Risk Description:

Foundation pad nees recompaction

Condition:

The soil under the foudation does not pass soil compastion test

Consequence:

Pad needs to be excavated and refilled with proper compaction.

Risk Description:

Delivery of home is delayed

Condition:

Factory can not ship home on time

Consequence:

Construction is stalled, subcontractors will not be available

Risk Description:

Home can not be completed before rainy season

Condition:

Either late delivery or other cause delays completion

Consequence:

Close up and finish is complicated by wet conditions

100

10 60

3 10 10 300 Before drilling begins, get three independent assessments of possible well locations.

1 10 10

1 8 24

2 8 10 160 An informal suvey of local residents has turned up no contamination in water wells nearby. If the well does not initially pass, a more sophisticated (costly) treatment system will be needed. This will be a change order item with the extra cost born by the owner.

2 3

33 3 8 72 Pricing contingency has been allowed for in the cost estimate.

3 7 7 147 Closely monitor progress of home. If pending delay, reschedule with subcontractors.Other acceptable subcontractors are usually available at greater costs. If so, they will be used. This will result is a change order with additional costs charged to the owner.

2 6 24

2 4 7 56

6 6 108 Closely monitor progress of home. If pending delay, reschedule with subcontractors.Closely monitor progress of preparations for home setup. If pending delay, reschedule with subcontractors.Ensure home is securely watertight before and after setup.Have tarps and other rain sheltering items on hand in case they are needed.

2

Project Risk Probability Analysis

March 5, 2012 Wayne Holley

Date: Prepared by:

3

Risk Management Assumptions

Key assumptions are:• Owner will qualify for appropriate and timely

financing.• Acceptable water source can be developed.• Design plans and specification meeting County

of San Diego requirements can be developed and all permits will be issued.

Risk Management  Flexibility Matrix

Least Flexible Optimize Most Flexible

Scope & Performance X

Schedule X

Cost X

Only one "X" per column.This may change over time.Make sure you say why.

Project Flexibility MatrixPrepared by:

Wayne Holley

Why?The final product must be delivered substantial as specified. The scope can not be allowed to change without accomodations in the schedule and/or cost of the project.

The schedule can change withour any direct effect on either the cost or the Scope & performance. However, an indirect consequence might result if a delay encounters excessive rain. This could affect costs.

The owners are aware of the risk items that could affect costs. They are prepared, within reason, to meet those costs.

Date:

March 5, 2012John and Jane Doe New Manufactured Home

Project:

Project Strategy• The overall approach to planning and executing the project will be

to model the project plan after similar past successful project plans. All stakeholders will be kept informed as the plan is executed. .

• The cross functional planning team will consist of the General Contractor, the Project Manager and the Owner. The cross functional planning process will depend on the Project Manager for the bulk of the planning with other team members advising and assisting as required.

• The strategy to select the construction methods will be to depend on traditional manufactured home techniques. The design solution will be derived by a design team made up of an architectural consultant, a civil engineering consultant, a landscaping consultant and, if required, a structural engineering consultant.

Project Plan Work Breakdown Structure (WBS)

Project Plan Project Resources

Responsibility Assignment Matrix (RAM)

Project Plan Project Schedule Summary

Gantt Chart

Project Plan Cost Estimate

Project Plan Communication Plan

Stick-Builtvs.

Manufactured

Stick Built• Design

– Process can be up to 10% of the cost of the home

– Requires “start from scratch” design– Wide range of choices and

customization• Foundation

– Can be any design

– Can (must) be finished before home starts

Manufactured• Design

– Is very small portion of cost– Factory has plans on file, pre-

approved by appropriate authorities– Limited range of choices with limited

customization choices• Foundation

– Almost always stem wall, other designs require special engineering

– Footing only can be completed before, stem wall must be after the home is in place

Stick-Builtvs.

Manufactured

Stick Built• Home construction

– On site– Subject to weather delays– Subcontractors may not have worked

together before, trouble coordinating– Parts are custom cut on site, errors

can happen at many steps– Many factors can affect schedule

• Appliances– Installed after home is built

Manufactured• Home construction

– In factory– No weather delays– Crew works together continuously

and are well acquainted– Parts are mass-cut to a template,

errors are minimized– Factory schedule is well known and

delays are infrequent• Appliances

– Installed at factory

Stick-Builtvs.

Manufactured

Stick Built• Subcontractors

– Requires a full slate of subcontractors• Foundation• Framing• Roofing• Electrical• Plumbing• Mechanical• Roofing• Insulation• More…

Manufactured• Subcontractors

– Very few subcontractors• Foundation• Setup and finish

Stick-Builtvs.

Manufactured

Stick Built• Additions and Remodels

– Garage can be attached or detached

– Additions can be added (with permit) later

– Remodels of almost any magnitude can be completed (with permit) at any time

Manufactured• Additions and Remodels

– Garage must be detached. Methods have been developed to make it look attached, but cost are higher.

– Additions are limited just as the garage is, can not be attached.

– Remodels are limited in scope. Anything that changes the basic construction of the home is heavily restricted.

Stick-Builtvs.

Manufactured

Stick BuiltWork pace• Can seem to drag on and on• Onsite work can be steady with

something happening every day

ManufacturedWork pace• Can seem to drag on and on• On site work can be sporadic, with

hectic activity around the time the home is delivered and increased level of activity until it is finished

Stick-Builtvs.

Manufactured

Stick BuiltCost• About 18% to 40% more than

manufactured home• From $125 to $225 per sq ft

ManufacturedCost• About 15% to 35% less than stick

built home• From $85 to $155 per sq ft