Outline of CM Functions

Outline of CM Functions/Roles for each Phase of the Project
Taken from the CM Standards of Practice

Project Management
The use of integrated systems and procedures by a team of professionals during project design and construction.

Pre-Design 
Project organization
Construction management plan
Project procedures manual
Pre-design project conference
Management information systems

Design
Design document review
Document distribution
Contract agreements
General and supplementary general conditions
Public relations
Project funding
Meetings
Cost control
Time control
On-going consulting activities

Procurement 
Bidding and contracting process
Meetings

Construction 
On-site facilities
Coordination
Meetings
Time Management
Budget and cost monitoring
Payment requests
Change orders
Claims management
Quality management
Owner-purchased materials and equipment
Record drawings
Record keeping
Management reporting

Post-construction
Punch List
Operational Tests

Cost Management
Guidelines for managing, controlling and monitoring project costs during all phases of a project through the provision of an integrated and comprehensive system.

Pre-design 
Project and construction budget
Cost analysis

Design 
Estimates
Cost verification stages
Schematic design estimate
Preliminary design estimate
In-progress and final design document estimates
Value analysis studies
Cost monitoring and reporting

Procurement
Estimates for addenda
Bid analysis and negotiation

Construction
Schedule of values
Change order control
Trade-off studies
Claims for cost

Post-construction
Final cost report

 Time Management
A system for a project to realize the most effective use of people, materials, equipment and funds. Proper planning, scheduling and coordination to achieve on-time completion within budget and at the level of quality expected.

Pre-design
Master schedule
Milestone schedule

Design
Maintaining the master schedule
Design schedule
Monitoring the milestone schedule
Construction schedule
Float

Procurement
Contractor's construction schedule

Construction 
Construction schedule/master schedule
Monitoring schedule compliance
Extensions/impact analysis
Recovery schedules
Claim review

Post-Construction
Occupancy plan

  
Quality Management
The process of planning, organizing, implementing, monitoring and documenting a system of policies and procedures that coordinate and direct relevant project resources and activities in a manner that will achieve quality. Quality: the degree to which the project and its components meet the owner's expectations, objectives, standards and intended purpose; determined by measuring conformity of the project to the plans, specifications and applicable standards.

Pre-Design 
Clarifying the owner's objectives
Scope of work
Project organization
Quality management plan

Design 
Design procedures
Document control
Review of design submittals
Design criteria changes
Quality control
Quality assurance
Project estimates
Owner authorizations
Constructability reviews
Value engineering
Establishment of construction duration
Construction testing requirements
Quality management specifications
Implementation of QC/QA requirements during construction
Public relations/user review
Project funding
Project review meetings
Reports

Procurement 
Procurement planning
Advertisement and solicitation of bids
Select bidders list
Instructions to bidders
Pre-bid conference
Proposal document protocol and bid opening
Pre-award conference
Contract award

Construction 
Preconstruction conference
Construction planning and scheduling
Inspection and testing
Reports and recordkeeping
Changes in the work
Document control and distribution
Non-conforming and deficient work
Progress payments
Final reviews, documentation and punch list work
Beneficial occupancy
Substantial completion
Final acceptance

Post-construction
QM Assessment with owner
Final report and recommendations

 
Contract Administration

The function of implementing the terms and conditions of a contract based upon established systems, policies and procedures.

Pre-design
Communications procedures

Design 
Design phase progress
Design review meetings
Schedule maintenance report
Project cost report

Procurement 
Bidder pre-qualification
Development of bidders list
Bidders interest campaign
Notices and advertisements
Delivery of bid documents
Information to bidders
Addenda
Pre-bid conferences and meetings
Bid openings and evaluation
Post bid interview
Construction contracts
Notice to proceed
Schedule maintenance report
Project cost report
Cash flow reports

Construction 
Pre-construction orientation conference
Assignment of owner-purchased equipment and materials
Permits, insurance, labor affidavits, and bonds
On site communication procedures
Project site meetings
Contract documentation procedures
Field reporting
Quality review
Nonconforming work
Safety
Change order report
Force account
Cash flow projection report
Progress payments
Construction phase reports
Project summary by exceptions
Special recordkeeping
Claims processing
Record drawings

Post-construction
Maintenance manuals and operating procedures
Spare parts and warranties
Final permits
Move-in/start-up activities
Final payment
Contract close-out
Contractor call-backs
Close out reports

Safety Management

Establishing the methods and procedures for providing safety management services.

Pre-design
Owner commitment
Project organization
Staffing considerations

Design
Safety coordinator meets with design team to understand scope of project and provide input

Pre-bid
Contract requirements and drafting guidelines
Written safety program
Prequalification criteria
Pre-bid conference
Emergency response coordination

Pre-construction
Safety submittals
Compliance agencies
Pre-construction conference

Construction
Contractor safety enforcement and compliance
Safety coordination meetings
Safety committee
Safety audits
Monthly reports
CM safety training