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| Preface | |
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| Acknowledgments | |
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| Author's Note | |
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| Introduction | |
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| Mission | |
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| Remodeling Market | |
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| Players | |
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| Single proprietorships and new ventures | |
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| Small to midsize firms | |
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| Overbooking | |
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| Absenteeism and Turnover | |
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| Absence | |
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| Turnover | |
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| Large Corporations/Developers | |
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| What It Takes | |
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| Finding a Niche in the Modern Marketplace | |
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| Level of Comfort | |
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| Success Story? | |
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| Mission Statement | |
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| Mission Statement of Modern Builders Inc. | |
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| Sources of Work | |
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| Networking | |
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| Passive networking | |
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| Active networking | |
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| Ethics | |
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| Respect | |
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| Honesty | |
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| Integrity | |
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| Trust | |
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| Teamwork | |
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| Clients | |
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| Architects and Interior Designers | |
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| Employees | |
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| Workers Today and the Work Ethic | |
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| Subcontractors and Subcontracts | |
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| General Public | |
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| Resident Entities and Pet Contractors | |
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| The Interdisciplinary Approach | |
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| Mission Statement | |
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| Ethics | |
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| Quality and Proficiency | |
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| Consistency | |
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| People Skills | |
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| Communication | |
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| Face-to-face | |
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| Telephone | |
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| E-mail | |
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| Written | |
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| Notes | |
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| The zen of residential construction general management | |
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| 10 keys to effective communicating | |
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| Endnotes | |
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| Valuation | |
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| Key Causes of Loser Contracts | |
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| Undervaluation of base contract | |
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| Undervaluation of General Conditions: Overhead and Indirect Costs | |
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| Office administration | |
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| Administrative Assistant or Secretary | |
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| Project Management | |
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| Scheduling | |
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| Field Personnel | |
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| Quantifying General Conditions | |
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| Aggressive Schedules | |
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| Poor Cash Flow | |
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| Unskilled or Inappropriate Level Production | |
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| Unknown Subcontractors and Vendors | |
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| The Low Bid | |
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| Difficult Architects and Clients | |
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| The Winning Story of "The One That Got Away" | |
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| Lack of Leverage in Contract | |
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| 100 Acre Wood | |
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| Contracts | |
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| Contract structures | |
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| Competitive bid/stipulated sum | |
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| Budget | |
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| Construction management | |
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| Fast track | |
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| Negotiated bid and high-end | |
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| Design-build | |
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| Cost-plus or fee based | |
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| Unit price | |
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| Subcontracts | |
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| Purchase Orders | |
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| Scope of work and named drawings | |
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| Schedule Requirements | |
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| Special Considerations: The Perils of High-End Construction | |
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| Less Is More | |
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| High-End Hi-Jinx | |
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| High-End Residential Quality Control | |
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| Sequence of gypsum board partition installation | |
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| What went wrong? | |
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| Material Shortages/Price Fluctuations | |
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| Unfamiliarity with Materials, and Learning Curves | |
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| Successful Projects | |
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| Architect | |
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| Engineer | |
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| Contractor | |
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| Subcontractors | |
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| Clients | |
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| Others | |
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| Positive Experience | |
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| Negotiated Bid | |
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| The Drawings and Specifications Are Thorough | |
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| Solid Design Team | |
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| Familiarity with the Program | |
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| Adequate Schedule | |
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| Reasonable Client and Architect | |
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| Synopsis of Bid Development | |
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| Review All Design Documentation and Specifications | |
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| Sample Estimator Job Description | |
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| Preconstruction | |
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| Construction | |
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| Visit Site | |
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| Meet with Architect and Client | |
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| Quantity Takeoffs and Bid Outline | |
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| Solicit and Qualify Bids from Multiple Vendors | |
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| Bid Models | |
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| RFIs/Clarifications | |
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| Select Bidders to Sponsor | |
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| Assemble Bid | |
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| Qualifications and Exclusions | |
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| Peer Review and Proofreading | |
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| Presentation | |
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| Rebid and/or Value Engineer | |
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| Shipping and Handling the Goods | |
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| Making Arrangements for Missing, Incorrect, Late Delivery, or Damaged Goods | |
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| Revised Presentation | |
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| Bidding Systems | |
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| "0.0 and 1.x Syndrome" | |
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| Three Deal Breakers for Buying Bundled or Comprehensive Programs | |
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| The Construction Specifications Institute | |
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| Cost Tracking | |
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| Change Orders | |
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| Negotiating change orders | |
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| Change orders are necessitated in several ways | |
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| Subcontractor change orders | |
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| Pricing change orders | |
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| The nature of change orders | |
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| Additional time | |
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| Making Money by Not Losing Money | |
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| Project 1 | |
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| Project 2 | |
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| Project 2 (value engineered) | |
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| Taking the Meat Out of the Contract | |
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| Notes | |
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| Key causes of "loser" contracts | |
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| Project checklist: Preconstruction | |
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| Hallmarks of a winning prospect | |
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| Right and wrong ways to make money | |
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| Endnotes | |
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| Time | |
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| Critical Path Method | |
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| Schedule Formats | |
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| Contract Schedule | |
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| Working and Reconstructed Schedule | |
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| Tracked Schedule | |
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| Scheduling Software | |
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| Scheduling: Means and Methods | |
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| Creating a Schedule | |
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| Planning | |
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| Basic Planning Phases Scheduling | |
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| Divisions | |
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| The Gantt Chart | |
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| Plotting the Schedule | |
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| Schedule Tracking | |
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| Baseline | |
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| Progress Updates | |
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| 0148: Mechanical Coordination | |
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| 0024 MEPS | |
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| Change Order Scheduling | |
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| Notes | |
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| The importance of schedules | |
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| Key obstructions to facilitating a project | |
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| Endnotes | |
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| Building | |
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| Qualification Process | |
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| What is the status of the design documents? | |
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| What is the budget? | |
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| What will be the contract structure? | |
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| What is the schedule? | |
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| What are the qualifications? | |
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| In-house staff | |
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| Documentation | |
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| Application for payment | |
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| Acknowledgment of request for pricing/change in the work | |
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| Drawing and SK Log | |
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| Meeting minutes | |
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| Request for information log | |
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| Submittal cover/submittal log | |
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| Change orders/change order log | |
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| Discrepancies in Design Documents with Existing Conditions | |
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| Notification of unforeseen existing condition | |
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| Production Department Job Descriptions | |
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| Predemolition | |
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| Demolition and removals | |
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| Layout | |
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| General construction | |
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| Systems Integration | |
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| MEP Coordination Process | |
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| Rough-in and framing inspections | |
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| White Box | |
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| Shop Drawings and Dimensions | |
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| Finishes | |
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| Wood, stone, metal, glass, and paint | |
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| Substantial Completion | |
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| Punch List | |
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| Final Completion | |
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| "Tricks of the Trade" | |
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| Unauthorized installations | |
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| Pace | |
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| Poor workmanship | |
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| Levels | |
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| Sequencing | |
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| Notes | |
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| Project checklist: Preconstruction | |
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| Project checklist: Predemolition | |
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| Project checklist: Mobilization | |
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| Project checklist: Production | |
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| Project checklist: Closeout | |
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| Endnotes | |
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| Residential Construction Management | |
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| Owner's Responsibilities in Construction Management Contracts | |
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| Construction Management Contract Structures | |
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| American Institute of Architects (AIA) construction manager agreements | |
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| Construction Management Association of America (CMAA) document family | |
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| Division of Labor | |
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| Residential Construction Management Project Life Cycle | |
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| Preconstruction phase | |
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| Design and development management | |
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| Selection of bidders and bid solicitation | |
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| Bid qualification | |
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| Subcontracts | |
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| Stalled Projects | |
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| Construction Management Documentation | |
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| Residential Construction Management Project Life Cycle | |
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| Production phase | |
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| Rate of production | |
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| Quality controls | |
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| Production management structure | |
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| General Conditions on Construction Management Projects | |
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| Site conditions | |
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| Bookkeeping | |
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| Cost tracking | |
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| Schedule tracking | |
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| Closeout | |
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| The Consummate CM | |
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| Never lose sight of the big picture | |
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| Know your place in the big picture | |
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| Orchestrate a game plan | |
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| Follow-up and unfinished business | |
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| Get the job done | |
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| Notes | |
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| Summary of construction management preconstruction life cycle | |
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| Consummate CM's production philosophy | |
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| Endnotes | |
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| Operations | |
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| Small Company Infrastructure | |
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| Construction Staff Structures | |
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| Executive | |
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| Principals | |
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| General manager | |
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| Recruitment and Interviews | |
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| Administrative | |
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| Office manager | |
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| The Office Paperwork Conundrum | |
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| Inbox | |
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| Outbox | |
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| The Paperless Office | |
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| Project Manager | |
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| Estimator | |
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| Bookkeeping and Accounting | |
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| Administrative Support Staff and Interns | |
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| Common Administrative Problems | |
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| Production | |
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| Superintendent | |
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| Mechanics/Laborers/Drivers | |
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| Project Manager Level Tasks | |
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| Preconstruction Phase Tasks | |
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| Refining the Schedule | |
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| Site Visits/Surveys | |
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| Assist with buyouts | |
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| Preconstruction Meetings | |
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| Long-Lead Submittals | |
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| Production Phase Tasks | |
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| Submittals | |
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| Weekly job meetings | |
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| Meeting times | |
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| Agendas | |
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| Publishing the minutes | |
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| Old minutes | |
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| Cost tracking | |
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| Application for payment | |
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| Change orders | |
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| Architect | |
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| Owner | |
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| General Manager | |
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| Superintendent | |
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| Resources (In-House, Vendors and Subcontractors) | |
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| Construction Managed Project Management | |
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| Degree and Nature of Involvement | |
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| Construction Managing Project Manager's Preconstruction Phase Tasks | |
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| Feasibility study | |
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| Selection of design team | |
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| Design and development management | |
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| Refine the schedule | |
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| Visit the site/survey the site | |
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| Preconstruction meetings with vendors and subcontractors; RFIs | |
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| Assist with buyouts | |
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| Construction Managing Project Manager's Production Phase Tasks | |
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| Submittals | |
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| Job meetings | |
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| Applications for payment | |
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| Cost tracking | |
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| Change orders | |
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| Conflict Resolution | |
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| Superintendent | |
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| Housekeeping | |
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| Record Keeping | |
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| Production | |
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| Basic and daily tasks | |
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| Complex tasks | |
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| Quality control | |
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| Superintendent/Project Manager | |
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| Superintendent/Project Manager Task Prioritization | |
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| First-priority superintendent tasks (acting project manager) | |
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| Minimum Project Coordination | |
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| Housekeeping tasks (see previously) | |
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| Record keeping | |
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| Production | |
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| First Priority Project Manager Tasks (Acting Superintendent) | |
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| Modern Interface and Information Technology | |
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| Web-Based Project Management | |
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| Notes | |
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| Project hand-off package checklist | |
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| Submittal checklist | |
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| Endnotes | |
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| Crisis and Siege Management | |
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| Triage | |
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| Passive responses | |
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| Aggressive response | |
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| Identifying Dysfunctional Projects | |
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| Managing Dysfunctional Projects | |
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| Siege responses to predisposed dysfunctional projects | |
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| Unhealthy responses to underbid projects | |
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| Constructive responses to underbid projects | |
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| Underdesigned Projects | |
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| Aggressively Scheduled Projects | |
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| Compressed schedule | |
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| Latently Dysfunctional Projects | |
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| Responses | |
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| Acceleration | |
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| Select Out-of-Sequence Tasks | |
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| Dog and Pony Show | |
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| Effect on Morale | |
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| The Single Proprietor Syndrome | |
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| Nature of the Afflicted | |
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| Multiple Project Management and the Harried General Manager | |
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| Other Siege Conditions | |
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| Tear-out | |
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| Nagging neighbors | |
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| Punch-out list | |
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| Emergencies | |
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| Notes | |
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| Preventable problem projects | |
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| Endnotes | |
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| Resolving Conflicts: The Art of Negotiation and Survival | |
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| Sizing Up Process | |
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| Common Ground | |
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| Client Psychology | |
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| Account Manager: Good Cop/Bad Cop | |
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| Clients and Their Discontents | |
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| The Stress and Patience Accounts | |
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| Avoiding Conflict | |
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| Know thyself | |
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| Don't take it personally | |
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| De-escalate the provocative issues | |
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| Get along | |
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| Accentuate the positive | |
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| Conflicts of Perception | |
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| Quantities | |
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| Quality requirements | |
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| Change orders | |
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| Boilerplate requirements | |
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| Management and coordination | |
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| Typical Conflicts | |
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| Design team conflicts | |
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| Construction manager/design team conflicts | |
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| Subcontractor or vendor conflicts | |
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| Claims | |
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| Final payments | |
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| Litigation | |
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| Avoiding litigation | |
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| When Projects Go South | |
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| Last Resort | |
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| Contract terminated by owner for lack of performance by contractor | |
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| Contractor litigation for nonpayment by owner | |
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| Project abandonment/firing of contractor | |
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| Conflict Resolution | |
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| Strong communication: an ability to demonstrate facts in an objective fashion | |
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| Willingness and ability to negotiate: a firm, but reasonable sense of fairness | |
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| Full knowledge of contract documents: know your business | |
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| Familiarity with all circumstances affecting the conflict(s) | |
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| Basic knowledge of contract law | |
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| Know how to choose your battles | |
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| Documentation for Accountability | |
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| Notes | |
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| Basic conflict avoidance measures | |
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| Tools for conflict resolution | |
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| Documentation for accountability | |
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| Endnotes | |
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| Afterword | |
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| American Institute of Architects (AIA) Documents | |
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| Construction Management Association of America (CMAA) Documents | |
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| Introduction to Basic Epidemiology and Principles of Statistics | |
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| Recommended Standard (RS)-232-C | |
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| The Spearin Doctrine | |
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| Index | |