QUALITY ASSURED

How do we as General Contractors control the quality of the work product produced by our subcontractors? How do we ensure the construction of safe, defect-free, cost-effective and aesthetically pleasing buildings? One of the most effective tools for meeting these foals is maintaining strict quality control on our projects. While Quality Control is certainly the goal of every contractor, formulating and implementing a specific program can be elusive. Two sources with published Quality Assurance or Quality Control Programs are the Sheet Metal and Air Conditioning Contractors National Association, Inc. (AMACNA) and the Association of General Contractors (AGC). By following one of these programs or by establishing your own program of logical easy to follow procedures, you can create an atmosphere of quality control that will assure not only individual project quality, but also contribute to a positive global reputation for our industry, job by job and contractor by contractor. For a General Contractor to confidently assure clients that quality control goals will be met, an organized and specific Quality Assurance Program (QAP) must be in place.

Create a Partnership

While subcontractors bear many of the same responsibilities for their work product that General Contractors do, many recent litigation cases have established precedent that General Contractor/Developers may be liable for 50% of the typical settlement or court award, if not more.[1] We already become partners of responsibility during the construction process, but the implications of these rulings generate a necessity for an even earlier and more comprehensive partnership between General Contractors and their subcontractors. It is imperative that clearly delineated and decisive partnerships are formed from the outset, thereby lowering the risk of miscommunication and exposure from potential litigation. Also, it eliminates many of the problems that occur when partnerships are forced by pending litigation.

Ensure that our partnership is formed before any work has begun. Delineating a clear understanding of your expectations from each subcontractor prior to starting the job will create the right quality assurance atmosphere for you and your clients throughout the project.[2] Create a team concept which extends beyond your employees to the subcontractors and their employees too.

Define the Process

Listing the best product on a Specification Sheet and in your advertising is meaningless if it is not installed properly and with care. Quality Control is essential, even with the best products. In sports terms – it is not always the team with the best players that wins, but rather the team with the best team game plan. I am not intimating that it is not important to have quality materials, I am suggesting that with quality materials and a good “team game plan” or “commitment to the process” by everyone involved, you have a quality assurance combination that destined for success.

We all know that it is not possible to watch the concrete contractor install each and every holddown or anchor bolt, yet if he or she leaves one out, it can lead to litigation. It is not always possible to check each shear panel for proper nailing, or each nut to see that it is tight, but all too often the framer feels that if they are close to the design requirements, they are close enough. A misconception like “what is the difference with 2” edge nailing on a shear panel and 3” edge nailing” often triggers consequences that lead to litigation. If the roofer doesn’t properly install the roof material and it leaks, or if the HVAC contractor undersized the A/C unit and the cooling is uneven or insufficient, or if the plumber uses type ‘L’ copper rather than type ‘M’ copper… the list goes on and on, and with each miscalculation the litigation process can begin. If each individual is held accountable to a pre-agreed upon criteria and ethical quality craftsmen perform these processes, the opportunities for success are greatly increased.

It is now evident that ethical, high quality subcontractors are an integral part of the Quality Control formula. Thus, hiring the sub with the lowest price may not be the best option for you Quality Assurance Program. Require each subcontractor to complete a Bidder Qualification Questionnaire prior to bidding. AIA form 305 – Bidder Qualification is an excellent form and adaptable to meet specific needs. Another option is to create a form which identifies the subcontractor’s qualifications, previous similar jobs with references, insurance companies and financial stability. This gives you, the General Contractor, an opportunity to screen the subs based on their qualifications. Remember, you are not just screening a subcontractor, you are screening your newest partner. Choose them as if your business depended on it.

Implement the Process

As you examine the sphere of influence that you are responsible to control, it may appear overwhelming. As a result, you may find it necessary, and/or desirable to have an independent consultant administer the QAP. Using an independent consultant not only adds an additional qualified inspector, but gives you a neutral source of mediation should any disputes arise with your subcontractors and/or clients.

No one individual can or should be held to complete singular responsibility for quality control on an entire job site. The old adage “If I don’t do it, it doesn’t get done” must be replaced with a check and balance system that requires each person on a job site to bear responsibility for his or her work. This “shared responsibility” with the members of your QAP team can be liberating. Having quality people to count on in the sharing of ideas and work performance raises the expectations and performance level of all involved.

Once you have selected you subcontractors, work with them to develop and implement the specifics of the QAP. Have each sub designate a person with their company who will be responsible for the QAP as it applies to their specific trade.[3] During these discussions, prepare a checklist. This checklist will allow you to establish each subcontractors level of understanding of the work they are going to perform and the products they are going to provide. It should clearly define any testing required by the specifications as well as the schedule of the tests to be performed during construction. Supplement this list with any other inspections or testing requirements based on your own experience. Select an appropriate level of detail for you testing program so that field personnel find it manageable and are not overwhelmed. It is imperative that each member of the QAP team have a complete understanding of the required tests, the reasons for the tests, and the testing schedule, so that any construction defects can be identified during the construction process while it is the most cost effective to repair them. Also, it is equally important to document the adherence to the plans and specifications prior to covering previously identified elements. Utilizing a checklist type format to document and maintain test result data will provide the methodology for resolving current and future disputes.

The Winning Program

The nature of your specific project will help to shape the best process of quality control for your subcontractors. Remember, you are the leader, and your performance will set the tone for everyone’s performance. It is important that you be on time and exhibit a professional approach and attitude with regards to every aspect of the job. Be prepared for meetings, do the research in advance and demand each person you’re in contact with have the same high standards of ethics and performance. Help your employees, your subcontractors and their employees to adopt the best methods necessary to achieve the goals and standards which you have adopted for you “team”.

A chain is only as strong as its weakest link, and similarly the best measure of your success as a General Contractor and the quality of your end-product is only as good as your weakest subcontractor. If there is a question about job site methodology, work with the subcontractor to develop an appropriate solution that can be implemented throughout the job and perhaps on subsequent jobs. Keep in mind that just because someone has done something a certain way for 40 years, doesn’t mean they haven’t been doing it wrong for 40 years.

Attitude is Everything

The implementation of a QAP based on a clearly defined and well executed inspection and testing program is the foundation for a safe, quality construction process. With properly focused management and job-site accountability, any problems that arise should be quickly identified and resolved according to the pre-agreed upon processes defined by the QAP.

Raise your teams’ personal expectations of their work, and you have successfully raised the quality of your end-product, customer satisfaction as well as the overall public perception of our industry.

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Dale Winchell has been a licensed general contractor in California since 1984. Currently he is the president of Dale R. Winchell Construction, Inc. and Winchell Consulting Corp. located in Orange County California

CONSTRUCTION CONSULTANT

QUALITY ASSURED

Create a Partnership

Define the Process

Implement the Process

The Winning Program

Attitude is Everything

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