An Overview of Sequenced Construction

Construction projects are generally easy to complete when a building is vacant. In some cases, however, maintaining partial occupancy is necessary or desirable as construction continues. In other cases, occupying a building as each section or floor is completed makes financial sense. Sequenced construction is a good option in these instances as it helps avoid disruptions while allowing work to continue.

Commercial building renovations or additions can take several months to complete, which creates work disruptions besides operational inefficiencies. Construction sequencing, also known as construction scheduling, allows certain building sections, floors, or specific areas to be completed and occupied as the construction work progresses.

With sequenced construction, the work can be planned in phases or stages rather than as one nonstop process. For example, the foundation of an entire building can be laid, and then one wing can be constructed, completed, and occupied before work commences on the other wings or sections.

Once the first phase is executed and is perhaps running profitably, it opens the door for the second or subsequent phase. Many developers only embark on the next phase after the execution first one is fully functioning so that its revenue can fund later stages of the project. However, phased construction overlap can still occur in some built systems, such as sewerage and drainage connections.

For property developers, a key advantage of the construction schedule is that they don’t have to pay for the entire building or renovation project upfront. The developer only seeks financing for the work to be done immediately as the project is done in stages or phases, reducing the overall immediate financial burden.

Construction scheduling has important implications for the entire budgeting process, as a single phase impact other stages of the project. The finance manager must analyze the cash flow needs of each phase when selecting which projects get priority. Project phasing can also help maintain a healthy cash flow as lower initial capital injections are required compared to funding the entire construction project at once.

When executed well, construction sequencing requires limited time for the developer to design the plan and coordinate the work as it may involve fewer workers and less time. This can, therefore, be a low-cost construction strategy in terms of funding and human resources.

The main drawback of sequenced construction is that the project may take longer because work is done in phases. In the long run, the scope of work might change, making the project complex to implement. Also, construction scheduling may lead to the need to acquire separate permits from local building authorities, thus increasing operational inefficiencies.

However, project scheduling or sequencing may be a good option in many situations. For example, when renovating or expanding a law enforcement center, it’s untenable to displace an entire police force and support workers. Working in separate facility areas at different times may help maintain critical law enforcement operations without jeopardizing the safety of the community, officers, and inmates at risk.

Another example is a sports stadium. Construction can repair or install a new turf off-season. Alternatively, stadium repair work can begin on a section of terraces and still allow a limited number of sports fans to watch the activities on the pitch from one side of the field.

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