CONSTRUCTION MANAGEMENT & PROJECT MANAGEMENT
Have you thought about reinforcements lately?
We are happy to offer our services as external but no less committed temporary employees in your company and join your projects as a powerful SWAT unit. Call us when the going gets tough, not when there’s a fire.
We provide supervisory and construction management personnel, external construction supervisors and site managers for a wide variety of needs and in a wide variety of constellations:
- Owner’s representative and external construction manager for private builders
- Project managers and construction supervision for all forms of property developers, general contractors and total contractors
- Site Managers and Project Managers in Interior Construction and Commercial Tenant Improvements
- Construction managers for construction sites and construction services as back office for construction companies and master builders
We have the costs under control. These are already determined when the contract is signed and tracked with absolute precision.
Quality & Control
We take responsibility. Processes and interfaces are coordinated and reliably controlled. We guarantee the highest quality standards.
As an established company, we have excellent networks. In this way we can guarantee quality, cost accuracy and adherence to schedules for your construction project.
You can order the following services from us as a package or individually:
- Offer comparisons
- Procurement applications
- Contract Management
- Schedule management / planning regulations
- As-is surveys of neighbouring properties (taking of evidence, crack protocol)
- Local construction management
- Site meeting minutes
- Construction diary / construction journal
- Quality assurance, quality control (acceptances, handovers)
- Cost control, invoice verification
- Acceptance and commissioning
- Financial statements, audit documents
- Coordinate, create visualizations
- Support with cost analyses, post-calculations
- Supplementary management
- Project coordination (interface buyer to project management)
- Defect management (support up to the 2-year warranty period)
A commissioning for external construction management and quality assurance costs a builder-owner initially 3 % of the pure construction sum (but without property costs, plus possible expenses and travel costs). For example, with a construction sum of 250,000 EUR, this results in costs for construction management of 7,500 EUR net (plus VAT). If the external construction manager is to take over operative or controlling tasks, additional costs will be incurred depending on the effort involved.
Due to the high expenditure of a construction management and the usual hourly rates between 65 EUR to 100 EUR per hour in Germany and 100 CHF to 200 CHF in Switzerland, the assignment in the hourly expenditure is naturally an expensive solution, which wants to be well considered.
For private building owners, the use of an experienced external construction manager instead of an architect is always worthwhile when the architect has little practical experience with the handling of construction projects or is not (no longer) available at all, which can be the case more often with conversions, for example. In the case of a lack of trust, an external construction management can also come into play as a control authority or take over certain tasks in a targeted manner.
For commercial building owners, the use of a professional external site manager or construction manager is particularly worthwhile during peak order periods or in the case of special projects and demanding situations that could overtax their own staff in terms of expertise and time.
Depending on the order and the workload, we can offer hourly rates between 75 CHF and 175 CHF. Just ask us!
The commissioning of a client-side construction supervision is in itself voluntary and leads to extra costs (depending on the scope of services of the construction supervision) of approx. 0.5 % – 3.0 % of the construction sum. These costs can, of course, be considerably lower than the costs of undetected construction defects and their subsequent rectification.
The local construction supervision of the executing construction company monitors the processes on the construction site, controls the safety and efficiency of the work processes, as well as the quality of the individual work steps and acts exclusively in your interest. It usually costs nothing, as its costs should be covered in the unit prices or in a lump sum of the respective work contract.
A construction manager, regardless of whose side he is on, is always obliged to implement and hand over a commissioned construction work in accordance with the building permit, the planning, the performance specification and the recognised rules of technology. If this does not succeed, the responsible site manager can, if necessary. personally or the contracted construction company are liable for it.
The construction manager shall also be liable for a defect of a contractor if, within the scope of his construction management activities, he would have had the opportunity to ensure that the defect would not have occurred by means of inspections and/or other measures.
Within the scope of his construction management activities, the construction manager has the duty to enforce the interests of the client. Together with the client and the architect, he is obliged to define the service to be provided by the contractor and to check whether the service provided meets the requirements. If he finds that the performance does not meet the requirements, he is obliged to intervene until the performance is duly corrected.
If the construction manager carries out insufficient checks and therefore fails to detect a defect in a contractor which he could have detected if he had checked carefully, then he is in breach of the existing construction management contract with the client.
In the event that the construction manager breaches the contract and the owner suffers a loss as a result, the construction manager is automatically liable for the loss suffered by the owner.
Unlike freelance construction managers, the construction manager of a construction company is often not impartial and is usually even bound by instructions.
There is no list of checks defined by the lawyers which the site manager must carry out. The checks to be carried out by the site manager are based on the quality assurance manuals and on the experience of the site manager. The construction manager does not have to control every detail. However, he must control all those points which experience has shown to be likely to lead to failure in the event of incorrect execution. In particular, these are interfaces between the work of different contractors and critical points for the functioning of the building. For example, during concreting, the proper laying of the reinforcements or, in the case of a compact façade, the proper bonding of the panels, clean butting of the panels, etc.
Most site managers, when brought into the law on these grounds, have little sympathy for the fact that they are being blamed for a contractor’s misconduct and now have to answer for a mistake that was not their fault but that of the contractor.
However, they do not take into account that even a site manager, if he insufficiently controls a contractor’s work, makes a mistake and becomes liable from this mistake.
The construction manager’s liability is not reduced by the fact that someone else also made a mistake. If the contractor is no longer solvent and therefore cannot be held responsible for the errors for which he is responsible, then the construction manager will be held accountable for the full damage that he could have avoided if he had worked carefully.
The creditor then has the opportunity to bring both the contractor and the construction manager to justice. The creditor will in the first place take into law the person from whom he expects the greater ability to pay. Whether it’s because he’s more solvent or because he has better insurance coverage.
It is true that the construction manager who has been found guilty may subsequently assert a claim against the contractor by way of recourse. However, this involves a great deal of effort, expense and a very large risk should the contractor become insolvent.
It follows that:
The site manager must not only perform administrative tasks as part of his site management activities, he must also carefully check the work of the contractors. The construction manager must always know what work is critical and could lead to failure. He must know where his own expertise may be insufficient for the inspections and for this reason he must request the client to have these inspections carried out by a specialist.
The general term construction supervision also includes the function of construction management and object supervision. In the concrete sense of public law, however, building supervision is carried out by the building supervisory authorities, which are concerned with the enforcement of building regulations and building planning law. Building regulation law in Germany is state law, i.e. it is regulated independently by each federal state in the state building regulations. Building supervision is part of the regulatory law and serves to avert danger. The building supervisory authorities shall take the necessary measures within the scope of their duties. Which authorities are responsible for building supervision is determined by the respective LBOs. In most cases, however, the administrative districts and independent cities are responsible. In some federal states, such as Baden-Württemberg, larger district municipalities are also responsible for building supervision.
Almost all state building codes (except in Bavaria and Brandenburg) make the appointment of a site manager mandatory for construction measures that do not require a procedure. The building owner is obliged to name the site manager to the responsible building supervisory authority (BauAB).
However, appointing oneself as a construction manager does not help, because according to §59a a construction manager must have the necessary expertise and experience to carry out his tasks.
The LBO does not contain any specific requirements for the expertise and experience of the construction manager. Usually, this person himself or his client is responsible for ensuring that he has the necessary knowledge, i.e. that he is at least a master craftsman, technician or engineer.
As a job description, the site manager must demonstrate sufficient professional qualifications. An architect is not required. Suitable would be appropriate education and experience so also a civil engineer, foreman, experienced craftsman, experienced draftsman with construction management experience, technician, etc.
Clients and site managers always disagree on how often a site manager should be on site.
If one interprets the established case law in Germany, the architect or specialist engineer in charge of the construction is not obliged to be permanently present on a construction site.
Depending on the size and organisation of the construction site and the activities involved, the need for a site manager to be present in person can vary considerably.
As a rule, the construction management of the executing company should always be on site during any construction activity, but this may already be adequately covered by a qualified foreman.
Since a site manager must always maintain an overview of the construction site and document important processes, regardless of whether he is on the executing side or the side supervising the construction, there is always an obligation to visit the construction site regularly and to monitor the progress and quality of the work. The essential tasks therefore include not only the coordination of the construction site, but also the documentation of the construction process, ideally in the form of a construction diary.
How do you become a good construction manager?
Top 10 must-haves for site managers
Teamwork skills. On a construction site you are only good as a team – therefore our motto is: TEAMS WORK
Assertiveness and consistency
Will to develop further
Organizational strength, order and systematics
What is construction management?
The construction management is responsible for the supervision and control of a construction site or part of a construction site.
The site management (BL for short) manages a construction site or parts of a construction site. It is responsible for the proper execution of the construction work. The site manager is often also referred to as the “site supervisor” or “senior site manager”. The term is used for the construction management of the client (builder) as well as for the construction management of the contractor (construction company).
Since the different uses of the very general term “construction management” can often lead to confusion, we will go into the various aspects of meaning in a definition of the term.
In principle, we offer all service variants in Switzerland and Germany that are associated with the term construction management. Nevertheless, it is important to understand the scope of services and responsibilities that an externally appointed site manager and should take over, should be precisely understood and contractually defined.
Definition of terms
Sheet 1 of VDI 4700 describes the site manager as, quote: “Supervisor of the proper execution of construction work in accordance with the approved construction documents and also of compliance with the regulations on accident prevention. The appointment of a construction manager in the sense of the building code serves to enforce public-law protection goals.
In road construction and civil engineering, the term construction management is predominantly used for the construction management of the executing companies. The construction management on the part of the client is referred to here, due to §§ 55 and 57 of the HOAI, as construction management and/or local construction supervision.
Site management and site supervisors for each trade are appointed by the client, usually the building owner. As theclient’s“trustee“, they are primarily responsible for monitoring and checking the work to be carried out (construction target), coordinating the trades and other parties involved (possibly planners, authorities, etc.) and are in direct contact with the client to clarify technical issues. The site manager thus serves as the client’s representative on the construction site and in this capacity is to represent the client’s interests vis-à-vis the companies carrying out the work.
The construction management or construction management of the construction company, on the other hand, is responsible for coordinating the provision of services (personnel deployment, material deliveries, etc.) and is the contact person for the client or the client’s construction management. The AG or BH construction management includes the activities of the owner on the construction site. In contrast to this, the Contractor’s site management also includes the activities of the foreman and the management tasks of the executing construction company (site manager, senior site manager, project manager). In Switzerland, the term construction management per se is used almost exclusively for construction or planning side construction management.
The Fee Structure for Architects and Engineers (HOAI, in the 2013 version) only mentions the terms “object supervision (construction supervision)”, “local construction supervision” and “construction management” for the services during construction. The term “site manager” is only mentioned once in the HOAI in Annex 10 in the description of a special service, i.e. a service which is not covered by the HOAI, in the service profile buildings and interiors.
In sheet 1 of the VDI 4700 the object supervision is defined as the eighth service phase of the service profile buildings and interiors of the HOAI. As a note, it says here, quote: “In this phase, the execution of the object is monitored for compliance with the building permit, the implementation plans and the performance specifications, as well as with the generally accepted rules of technology and the relevant regulations. Site management manages a construction site or parts of a construction site. It is responsible for the proper execution of the construction work. [in Anlehnung an HOAI]”.
Thus the activities of a site manager overlap with the scope of services of the planner who is commissioned for the object supervision according to HOAI. However, in contrast to the construction management described in the LBO, the HOAI does not specify any qualifications necessary for object supervision and, in addition, includes considerably more activities than the coordination function in the form of management of the construction site. Also, the object supervision in the sense of performance phase 8 of the HOAI cannot be carried out by a contractor who, in addition to the planning, is also commissioned to carry out the construction work, such as a general contractor. However, site management with an obligation to the building regulations authority can be provided by both the designer and the company carrying out the work.
In Switzerland, the term object supervision is equated with client-side construction management or simply site management.
According to SIA 118 (General Conditions for Construction Work) Art. 3 Para. 3, the “construction management” is the representation of the owner. The construction management can also be carried out by the client himself. The construction management may consist of one or more persons designated by the client (Art. 33 Para. 1). The authority of the construction management shall be specified in a contract between the client and the construction management. In the absence of such a regulation, an unrestricted power of attorney applies to the construction management vis-à-vis the contractor (executing company, such as master builder) in matters relating to the work to be constructed (Art. 33 Para. 2). According to this, the decisions of the construction management, as well as the acceptance of the will of the contractors, are legally binding for the client.
The construction manager on the execution side is accordingly referred to in Switzerland as the construction manager. According to this, the construction manager (dipl. Techniker HF Ausführung) works in a construction company, known in Switzerland as a master builder, while the term construction superv isor (dipl. Techniker HF Projektierung) refers exclusively to the corresponding function at the planning office or the client’s instruction officer.
The hierarchical superior in German construction companies is the Site manager and senior site manager, the concept of the
is frequently used in the finishing and building services trades in both Switzerland and Germany to refer to the company’s internal person responsible for execution, i.e. the site manager of the respective trade (not to be confused with the “specialist site manager”, who is almost exclusively responsible for quality assurance and control functions on the planning side. The specialist construction management is therefore usually offered as an additional service phase (HOAI or SIA) of the respective trade-specific planning service).
Site management on the side of the client
Site management for the construction of engineering structures and traffic facilities according to HOAI In the HOAI, there are two specifications for site management (BOL) in the service categories engineering structures (
) and traffic facilities (
) are each to receive 15 percent of the fees. In the
the associated basic services and the special services are described:
- Supervision of the local construction supervision, coordination of those technically involved in the object supervision, one-off checking of plans for conformity with the object to be executed and participation in their release
- Setting up, updating and monitoring a time schedule
- Initiating and participating in the defaulting of the executing companies
- Cost assessment, comparison of the current cost assessment with the order total and the budget
- Acceptance of construction works, services and deliveries with the participation of the local construction supervision and other persons technically involved in the planning and object supervision, determination of defects, preparation of a record of the result of the acceptance.
- Monitoring of the tests of the functionality of the plant components and the entire plant
- Application for and participation in official approvals
- Transfer of the object
- List the limitation periods of the claims for defects
- Compiling and handing over the documentation of the construction process, the as-built documents and the maintenance instructions
- Cost control
- Checking of supplements
- Creation of a construction book
- Creation of as-built plans
- Local construction supervision:
- Plausibility check of the stakeout
- Supervision of the execution of construction work
- Participation in briefing the contractor on the construction project (construction start-up meeting / kickoffs)
- Monitoring the execution of the object for compliance with the documents released for execution, the construction contract and the client’s specifications
- Checking and evaluating the eligibility of supplements
- Carrying out or arranging for control tests
- Monitoring of the elimination of defects detected during the acceptance of services
- Documentation of the construction process
- Participation in the measurement with the executing companies and checking of the measurements
- Participation in official approvals
- Participation in the acceptance of services and deliveries
- Auditing of accounts, comparison of the results of the audits with the contract sum
- Participation in monitoring the testing of the functionality of the plant components and the overall plant
- Supervision of the execution of structures according to Annex 14.2 fee zone I and II with very low and low planning requirements for compliance with the stability certificate
Definition of terms
The artistic site management supervises the execution of the design and conformity with the design.
The duties and qualifications of the construction manager with an obligation to the building code authority are defined in the 16 state building codes. In the § 56 of the MBO, which was taken over verbatim by many countries for this part, it says, quote:
- The site manager must ensure that the construction work is carried out in accordance with the requirements of public law and issue the necessary instructions. Within the scope of this task, he shall ensure the safe technical operation of the construction site, in particular the safe interlocking of the work of the contractors. The responsibility of the entrepreneurs remains unaffected.
- The site manager must have the necessary expertise and experience for his task. If he does not have the necessary expertise in individual sub-areas, suitable specialist construction supervisors shall be consulted. In this respect, they take the place of the site manager. The site manager shall coordinate the activities of the specialist site managers and his own activities.
The granting of a right to issue directives reflects the public interest in the protective functions of the building code. Therefore, the construction manager in the sense of the building code is appointed with the notice of commencement of construction. This is a public law function that can only be assumed by making a declaration of one’s own to the building authority. Therefore, the right to issue instructions can also be directed against the builder if he violates public duties. In a strict interpretation of his duties, the site manager must call in the lower building supervisory authority in an emergency if his instructions are not followed. An exemption from liability by the building owner, which is customary in the law on contracts for work and services, is excluded in the sense of the building regulations. While the responsible site manager of an executing construction company is responsible for ensuring the occupational health and safety of his employees, the public law task is aimed at the interaction of all trades.
Often the site managers of the shell construction company are appointed in accordance with the building regulations. At that moment, his responsibility extends to the other trades. Typically, a company’s specialist construction manager is an employee and is therefore subject to the employer’s right to issue instructions. There is no legal regulation to avoid the contrary constellation. In distinction to the safety and health protection coordinator (SiGeKo), the transfer of the right to issue instructions appears to be a criterion for hierarchical classification. A division of the right to issue instructions is not provided for.
Site management on the contractor's side
The construction management of the contracting companies ensures that the work is carried out on schedule, to a high standard of quality and economically. In addition, safety and health protection as well as environmental protection must be ensured. The construction manager represents the company owner and is thus usually responsible for the fulfilment of the legal, official and and professional association obligations.
On all small construction sites the foreman is not permanently present. The permanent replacement is then a foreman or
. On large construction sites, site management is organized hierarchically:
- Project Manager
- Senior Site Manager
- Site Manager
- Section Construction Manager
- Coordination with the client and his representatives (BH site manager)
- Management of the industrial employees with the foreman at the top
- Controlling tasks (e.g. deadline controlling or cost controlling)
- Ensure that construction machinery, formwork, scaffolding and building materials are available on site in sufficient quantities in good time.
- Coordination of subcontractors
- Billing and supplementary management
- Cost and activity reporting
- Display of obstructions
- Objection notices against insufficient or deficient on-site planning contents
Remuneration of site management
In Germany, the fees set out in the HOAI are binding pricing law for the remuneration of property supervision and local construction supervision in the client’s contract for work and services. Since the ECJ’s ruling on 4 July 2019 that the maximum and minimum rates in the Fee Regulations for Architects and Engineers (HOAI) violate the EU Services Directive adopted in 2006 and the freedom of establishment in the member states of the EU, the minimum and maximum rates of the HOAI may no longer be prescribed in a binding manner; instead, the fees are to be freely agreed in the future. In the service profile Buildings and Interiors, Annex 10, the following is mentioned as a special service, quote: “Activity as responsible site manager, insofar as this activity goes beyond the basic services of LPH 8 (service phase 8) according to the respective state law”. “Special services” are services which are not covered by the HOAI. Thus, all services that go beyond the HOAI are to be remunerated by separate agreement between the client and contractor.
No claim to remuneration arises from the appointment as site manager in the sense of the building regulations. If the transfer of the construction management takes place in the sense of civil law, an additional claim for remuneration exists only in special exceptional cases, if at the same time the construction management in the sense of the building code (Such a constellation can arise in the state of Brandenburg. There, an object planner must be appointed who takes over the construction management in the sense of the building regulations himself or has it carried out under his responsibility. After completion of the construction work, a declaration of completion must be submitted stating that the project has been constructed in accordance with the approved documents).
What is a specialist construction manager?
The rights and obligations of the construction manager vis-à-vis the construction company and the client can, in principle, be freely agreed between the parties. Of course, it is easily possible to tailor the rights and obligations precisely to the individual case.
Usually, the rights and duties of a construction manager are defined by reference to Annex 11 HOAI (Fee Regulations for Architects and Engineers) or the SIA. The HOAI or SIA thus becomes the performance specification by means of a contractual agreement. In this case, the architect regularly owes the basic services as they result from Annex 11 HOAI, service phase 8 or the SIA.
The specialist construction manager steps in where the appointed construction manager lacks the necessary expertise or experience in sub-areas of the construction project. This may be the case, for example, if the construction manager comes from a woodworking background and lacks experience in dealing with electrical engineering. In this case, the client would appoint a specialist construction manager from the field of electrical engineering. For all the work involved in this area, the specialist site manager would be responsible for ensuring that the operations are carried out within the applicable regulations. He must therefore be familiar with the building regulations under public law, guarantee compliance with them and ensure that the conditions specified in the building permit are observed. The specialist site manager for electrical work can therefore be, for example, a master electrician or electrical fitter.
Specialist site manager means taking responsibility for the safety of specialist installation work in a limited specialist area.
The function of a specialist construction manager has nothing to do with object supervision. For special buildings such as shopping centres, for example, a specialist construction manager is often appointed for fire protection. However, the specialist construction manager is not responsible for the basic supervision of the object – this task remains with the construction manager.
The specialist construction manager coordinates the contact between the client, the architect and other contractors in his area of responsibility; in doing so, he must also keep an eye on the aspects of construction safety. He basically assists the site manager in his duties. The contact person for the building supervisory authority remains the site manager.