Construction managers have a vital role to play in the success of any project, and every significant development in the Gulf undertakes an even more significant risk by failing to hire one, says Turner Construction of the US.

The past year has seen an increased demand for construction skills and materials which has sent costs skyrocketing. Expanding construction around the world has increased the requirements for structural steel, cement and related materials, as well as the need for the expertise and labour needed for such projects. While developers say they are restricted by staffing issues and procurement delays, there are still a number of impressive projects approved for construction every day in the Gulf. In this environment, many owners are looking to save money by working with a construction manager throughout the building cycle of a project, the experts say.
Essentially, construction management is a delivery system that treats the traditional development, investment, design and construction phases as integrated tasks, rather than separate linear functions. These tasks are assigned to a construction team composed of the owner, the construction manager, the architect/engineer and the contractor in a manner that fosters teamwork and efficiencies.
The construction manager functions as an extension of the owner’s team and business objective and leads the team’s coordination throughout the planning, design, pre-construction and construction period. Through strong and knowledgeable leadership, the construction manager fosters positive team interaction and communication while keeping the construction process on track.
Caryn Conlon, programme manager for Turner Construction-International, says the construction manager has an overall vision of the building process and will focus on risk management issues throughout each stage by tightly managing the course of the project’s lifecycle to reflect the client’s business objective.
“Owners can realise savings by bringing the construction manager in as early as possible, preferably during the programme development phase,” Conlon says. “A construction manager will work with clients to identify a programme that meets a client’s business objectives and budget and ensure that these considerations remain top of mind during each subsequent phase of construction,” she says. “Undertaking a market financial feasibility study early on contributes to the proposed program meeting the business objectives.”
Decisions that affect the overall viability of a project (such as what type of structure to build, how it will be operated, what facilities are required, how the building will be marketed/sold/leased, etc.) are made at the early stages of the project. These factors are then fed into the design process to ensure that the product development supports the business plan. It is during this time that the construction manager works with the client and architect to verify that the architectural plans proceed according to the budget since the construction manager knows exactly what can be built at what cost.
During the design process, decisions are also made about the materials used during construction. At this time, the construction manager identifies items critical to the project’s success and provides and implements specific approaches for expediting these items in order to avoid delays. Conlon notes that a good construction manager knows not only the local market but also has global resources which can save clients money if ordering outside the region or procuring items that are difficult to find.
Following the design process, the construction manager holds a constructability review to identify and eliminate unnecessary cost without affecting the quality of the final product.
During build-out, the construction manager controls the tender package by managing the specifications. After contractors are hired, a construction manager will review their work on a regular basis to ensure quality and meet scheduling. If a problem arises, the construction manager will work with the contractor to find a complementary solution that works for everyone and avoids unnecessary costs and delays. The construction manager will also make certain that the construction schedule meets the client’s business goals, the designer’s objectives and can be reasonably accomplished by the contractor.
In Kuwait, Chris Harris, the country manager for Turner Construction-International, says that the construction industry in Kuwait’s private sector is only just beginning to take off with the recent legislation that allows for taller buildings, such as the 70-storey Al Hamra & Firdous complex (picture on page 43)which is anticipated to be among the tallest buildings in Kuwait upon completion in 2008. Turner is the project manager for the complex, which will be built in the East Maqwa district of Kuwait City.
Gary Haney, a partner at Skidmore, Owings & Merrill, architects for the Al Hamra & Firdous, agrees that a good construction manager will “keep everyone’s feet to the fire” to ensure the building team sticks to the schedule and budget. “From an architect’s perspective, I enjoy working with a knowledgeable construction manager that knows how to set boundaries and can help keep client expectations realistic thorough the construction process,” he says.
 Gerry Harrison, Turner’s country manager in Oman, says that another reason for price escalation during a project is inexperience. In an expanding market like Oman, he sees smaller companies trying to grow quickly by taking on very large projects. This can result in staffing constraints due to a lack of cash flow and insufficient experience with managing large projects. “A construction manager can provide assistance in this situation by directing budget negotiations between the client and the contractors and providing contractors with training to help maintain discipline,” he says.
Baudilio Ruiz, CEO of the Americas & Europe for architects OBM International concurs. “Construction managers help us turn great design ideas into practical applications that work within budgetary constraints, which represent better results for our clients.” OBM is the master planner behind the Wave, the beachfront residential complex in Oman where Turner serves as construction manager.
The construction manager is employed for the sole purpose of achieving the owner’s goals and providing value every time an opportunity presents itself, says Harris. ‘‘When planning any significant building project, the question should not be whether the project can afford a construction manager, but whether the client can afford not to have one.’’