Comparing As-Planned vs As-Built Construction Programmes

Regarding construction projects, developers use two main programmes to manage the project’s life cycle: As-Planned and As-Built construction programmes. While both approaches aim to achieve successful project completion, they differ significantly in their operations, each with unique advantages and disadvantages. In this article, we shall delve deeper into these two construction programmes, highlighting their features, benefits, and drawbacks and discussing what developers should consider before choosing one programme.

Understanding As Planned and As Built Programmes

Before digging into the details, let us quickly examine what As-Planned and As-Built construction programmes are. The As-Planned programme refers to the project’s initial planning, outlining the construction work’s goals, timelines, budget, and scope. On the other hand, the As-Built programme showcases the actual construction process, highlighting any changes or deviations from the planned construction process.

As-Planned construction programmes are an essential aspect of any construction project. These programmes help ensure the project is executed within timelines, budget, and quality standards. They involve creating a detailed schedule and budget for the construction process, setting project objectives, and outlining the scope of the work. The As-Planned programme also helps identify potential risks and challenges during the construction process and develop contingency plans to mitigate them.

Defining As Planned Construction Programmes

An As-Planned construction programme is a comprehensive approach to construction management, primarily focusing on planning and design. This programme is crucial in ensuring the project is executed efficiently and effectively. The programme involves creating a detailed schedule and budget for the construction process, setting project objectives, and outlining the scope of the work.

The As-Planned programme also involves identifying the resources required for the project, including labour, materials, and equipment. It also includes developing quality control measures to ensure the construction work meets the required quality standards. The programme also helps identify potential risks and challenges during the construction process and develop contingency plans to mitigate them.

Defining As-Built Construction Programmes

The As-Built construction programme goes beyond the initial planning stages and focuses on the construction process. The programme involves documenting the changes during construction and updating the initial design accordingly. This approach allows for better project management and control, with the ability to make real-time decisions that can influence the project’s outcome.

The As-Built programme involves documenting the construction process, including any changes or deviations from the initial design. This documentation helps identify potential issues and challenges that may arise during construction and develop strategies to mitigate them. It also helps to ensure that the construction work meets the required quality standards and is completed within the allocated budget and timelines.

In conclusion, both As-Planned and As-Built construction programmes are essential for any construction project. The As-Planned programme focuses on planning and design, while the As-Built programme focuses on the actual construction process. These programmes help to ensure that the project is executed efficiently and effectively, within the allocated budget and timelines and meets the required quality standards.

Critical Differences Between As-Planned and As-Built Programmes

Design and Documentation

The As-Planned programme is an essential part of the pre-construction phase, where the focus is mainly on the design and planning stages of the project. This phase involves developing a project plan outlining the scope, budget, and timeline. The project plan also includes design requirements, which are critical in ensuring that the final project meets the client’s expectations.

The As-Built programme, on the other hand, primarily concentrates on documenting the actual construction process. This process involves documenting the changes made during construction, including any deviations from the original plan. As-Built programmes prioritize managing deviations and changes as they occur, ensuring that the final project meets the client’s expectations.

Execution and Monitoring

As-Planned programmes typically involve less real-time monitoring than As-Built programmes, which continually monitor and document the construction process. The As-Planned process is proactive, ensuring the construction process is aligned with the pre-determined project plan. This approach involves regular meetings between the project team to discuss progress and address concerns.

The As-Built programme, on the other hand, is reactive, frequently checking for deviations that require immediate attention. This approach involves real-time monitoring of the construction process, ensuring that any changes made during the construction phase are recorded and managed appropriately.

Quality Control and Assurance

Quality control measures are primarily implemented during pre-construction stages in As-Planned construction programmes. This phase involves developing a quality control plan that outlines the project’s quality requirements and how they will be achieved. The plan includes procedures for inspecting and testing materials, workmanship, and the final product.

On the other hand, as-built programmes emphasize quality control measures throughout the construction process. This approach lets builders quickly identify potential quality concerns and take corrective action. As-Built programmes involve regular inspections and testing of materials and workmanship to ensure that the final product meets the client’s expectations.

Project Closeout and Handover

As-Planned programmes conclude with project closeout and handover, where the final product is delivered to the client. This phase involves a final inspection of the project to ensure that it meets the client’s requirements and specifications. The project team also prepares a final report that includes details of the project’s scope, budget, and timeline.

As-Built programmes involve documenting every aspect of the project, including the final changes and outcomes. This approach offers a complete project record that bridges the gap between the pre-design and post-construction phases. The final report includes details of the project’s scope, budget, timeline, and any changes made during the construction phase.

In conclusion, both As-Planned and As-Built programmes are critical in ensuring that construction projects are completed successfully. While As-Planned programmes focus mainly on the pre-construction phase, As-Built programmes document the construction process. Both programmes prioritize quality control and assurance, ensuring the final product meets the client’s expectations.

Advantages and Disadvantages of As-Planned Programmes

Benefits of As-Planned Programmes

Planned construction programmes offer several benefits, including improved project planning and budgeting, effective communication between all teams and stakeholders, clear project milestones, and timely project delivery within a specified timeline.

Improved project planning and budgeting are critical to the success of any construction project. With As-Planned programmes, project managers can create detailed schedules that outline the project’s timeline and budget. This level of detail allows project managers to identify potential issues before they arise and take corrective action to keep the project on track.

Effective communication is also essential in construction projects. As-Planned programmes provide a platform for all teams and stakeholders to communicate effectively. This communication ensures everyone knows the project’s progress, potential issues, and upcoming milestones.

Clear project milestones are critical to keeping the project on track. With As-Planned programmes, project managers can set clear milestones that everyone can work towards. These milestones help keep the project focused and ensure everyone achieves the same goal.

Timely delivery of the project within a specified timeline is the ultimate goal of any construction project. As-Planned programmes help ensure the project is delivered on time by providing a detailed schedule and clear milestones.

Drawbacks of As-Planned Programmes

One potential drawback of As-Planned construction programmes is that they may not predict all potential changes during construction. This lack of visibility could lead to deviations from the initial project plan, resulting in schedule delays and budget overruns.

Construction projects are inherently unpredictable, and unforeseen issues can arise anytime. As-Planned programmes may not account for all potential changes, which could lead to schedule delays and budget overruns. However, project managers can mitigate these risks by building contingency plans for potential issues.

Another potential drawback of As-Planned programmes is that they can be time-consuming to create and maintain. Creating a detailed schedule and setting clear milestones requires significant time and effort. Additionally, project managers must continuously update the schedule to account for any changes that may arise during the construction process.

Despite these potential drawbacks, As-Planned construction programmes are an effective tool for managing construction projects. By providing a detailed schedule, clear milestones, and effective communication, As-Planned programmes help ensure that construction projects are delivered on time and within budget.

Advantages and Disadvantages of As-Built Programmes

Benefits of As-Built Programmes

As-Built construction programmes provide an accurate and detailed record of the construction process, making it easy to identify problems, assess quality, and make real-time decisions. They also provide a reliable reference for future projects and can help builders identify areas for improvement in subsequent projects.

Drawbacks of As-Built Programmes

As-Built construction programmes are time-consuming to establish and maintain, requiring constant documentation and data entry, which could be a significant challenge on larger projects. Additionally, As-Built construction programmes can lack upfront planning and design considerations and may miss critical details of the project early on.

Factors to Consider When Choosing a Construction Programme

Project Size and Complexity

The construction project’s size and complexity are crucial factors in determining the best programme to use. A complex project may require an As-Built programme to maintain tight monitoring and documentation.

Budget and Financial Constraints

Funding constraints may affect the choice of an As-Planned or As-Built programme. An As-Planned programme may be more budget-friendly as it involves less real-time monitoring, while an As-Built programme may require more financial resources to set up and maintain.

Time and Schedule Requirements

The time and schedule requirements of the construction project also play a central role in choosing a construction programme. An As-Planned programme may be desirable when tight deadlines have to be met, while an As-Built programme may be necessary when the construction company places a premium on quality and outcomes.

Stakeholder Expectations

The stakeholder’s expectations also matter in the choice of the construction programme. If the stakeholders prioritize transparency and detailed documentation, an As-Built programme may be preferable to an As Planned programme.

Conclusion

As-Planned and As-Built construction programmes have unique features, benefits, and drawbacks. To choose the best programme for a particular project, developers must consider project size and complexity, budget, time and schedule requirements, and stakeholder expectations. By choosing the optimal programme for their project, developers can ensure successful construction project management and timely delivery of high-quality outcomes.

About Paul Heming

Paul was a Quantity Surveyor who gained 10 years experience of managing £200 million worth of flagship UK projects, including 20 Fenchurch Street and Battersea Power Station. In 2015, Paul founded C-Link with the intention of sharing his expertise of managing major projects with the SME market.