TOPIC 4

CONSTRUCTION
PROJECT
LIFECYCLE 
LESSON OUTCOMES (LO)
At the end of this module, students should be able to:
Understand the definition and concept of construction
project lifecycle. 
Understand and explain the phases and construction
project lifecycle using RIBA plan of work;
i.    Inception Phase / Pre-Construction Phase.
ii.  Construction Phase.
iii. Completion Phase / Post-Construction Phase.
 Definition & Concept

PROJECT LIFECYCLE DEFINITION

The steady progression of a project from its beginning to
its completion.
 (Project Management Institute, 2000)

PROJECT LIFECYCLE CONCEPT

The lifecyle of a project is divided into phases and then
into stages. However, some phases of most projects
involve iterations to a greater or lesser degree
depending on the type of the project.  
(Royal Institute of British Architect (RIBA), 2000)

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 Definition & Concept

PROJECT LIFECYCLE (PLC) CONCEPT 

RIBA Plan of Work

INCEPTION PHASE (Pre-Construction Phase) comprise of:

a)  Pre-Tender Phase
b)  Tendering Phase
c)  Awarding of Contract Phase (to the successful contractor)
(IN TOPIC 5)
DETAILED OUT
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CONSTRUCTION PHASE

COMPLETION PHASE/Post-Construction Phase

Three main phases and construction PLC using RIBA Plan of Work
 Associate Drawings (PLC) CONCEPT 
 Pre-Tender Phase

}
•  Conceptual drawings (normally prepared by an architect)
•  Preliminary drawings (various amendment)

Tendering Phase INCEPTION PHASE

(Pre-Construction
•  Tender Drawings
Phase)

Awarding of contract to the successful contractor Phase

•  Contract drawings

}
Construction Phase
•  Construction drawings (endorsed by architect/engineer) with
CONSTRUCTION
input from shop drawings PHASE
•  Shop drawings (prepared by sub-contractor, endorsed by
consultant)

COMPLETION

}
Completion Phase/Post-Construction Phase PHASE
(Post-Construction
•  As-Built (after construction completed)
Phase)
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 Definition & Concept

TWO WAYS OF
LOOKING AT PLC 
BY PROJECT
PHASE (ADAMS
AND BRANDT,
1983): 
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Managerial actions 
 Tasks accomplish
 Definition & Concept

MCGRAW-HILL COMPANIES (2000):

Various stages in PLC based

percentage completion (M.
Featherstone, Jacksonville
University)  
Various stages in PLC based on level of effort  

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 Construction Phase

CONSTRUCTION PHASE:
Detail out of project planning and execution inclusive of
monitoring and controlling the project.
Converting idea from designers’ plans and specifications to the
physical structures or facilities within controlling the time, cost
and quality. 

CONSTRUCTION TEAMS:
Including Project Manager Team, Specialist in design level, Main
Contractor, Sub-contractors and Suppliers. 

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 ( )
DETAILED OUT IN TOPIC
10 FOR SITE
ORGANIZATION

GENERAL
FLOWCHART OF
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CONSTRUCTION
PHASE
 Construction Phase

PERFORMANCE BOND AND INSURANCES

The successful contractor in the joint names of the government has to

deposit certain amount of money to Superintending Officer (S.O.) together
with the following documents before they are allowed to gain site
possession:

a)  Performance Bond / Security Deposit 

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b)  Work Insurance 

c)  Public Liability Insurance 
d)  Workman Compensation
e)  Registration with SOCSO

Notes: Items a) to e) refer to PWD 203A for detail explanation

 Construction Phase

 PERFORMANCE BOND/SECURITY DEPOSIT

Definition:
Paid by cash, treasury deposits, banker’s draft or insurance guarantee from approved
bankers. The sum is equal to 5% of the contract sum. It shall be held or remain valid for
the period of (construction period + defects liability period + 3 month 14 days).

The objectives: 
Deposit for loans ‒ The security deposits serves as security against the
materials or plant and machinery delivered to site; which on behalf of the
contractor, the bank had paid to the supplier.  
Punishment ‒ In case the contractor does not complete the work in time, use
inferior quality materials or left the work incomplete, the security deposit is
forfeited as a punishment to the contractor and in view of getting
compensation of the damages done by the contractor to the owner. 

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 Construction Phase

CONTRACTOR ALL RISK INSURANCE POLICY

(C.A.R.) 

C.A.R. can be accepted to replace Work Insurance and Public Liability

Insurance provided it is concern to the same requirement. C.A.R Insurance
Policies covers everything except damage due to:-

War, invasion, act of foreign enemy, civil war, rebellion, mutiny, riot and
civil combination. 
Nuclear reaction and radiation. 
Willful act or negligence of the insured. 
Cessation of works when total or partial.

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 Construction Phase

PERMISSION TO START THE WORK 

Contractor required to seeking permission from relevant Local Authority
for activities below:- 
1.  Start site clearance  and earthwork.
2.  Hoarding construction.
3.  Temporary building construction.
Contractor should apply utilities connection from relevant agencies or
departments.
To ensure the site in good condition, safety and free from any
environment pollution, contractor is required to liaise with
authority/agency enforcing the environment and safety regulations such
as DOE, CIDB, NIOSH and etc.  

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 Construction Phase

COMMON DRAWINGS IN CONSTRUCTION

Contract drawing
Drawings embedded in the contract document with stamping imprint with the
words of “CONTRACT DRAWING” for all discipline as per agreed in early
tendering stage by consultants namely as architecture, structural, civil,
surveyor, mechanical and electrical. 
Useful as a reference for any misunderstanding during the construction stage. 

Construction drawing
Design drawings that have been approved by the responsible parties
(consultants) for construction stage usages. 
 Attached with the detailing and subjected to revision if any change has been
made by responsible parties. 
 The drawing is imprint with the stamping words of “CONSTRUCTION
DRAWING”. 

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 Construction Phase

COMMON DRAWINGS IN CONSTRUCTION

(CONT)

 Shop drawing 
Consists of drawings, schedules, diagrams, and other related data to illustrate
a material,   a product,  or a system for some portion of the work not clarified in
the Construction drawing or counter proposed detail design from contractor,
subcontractor, manufacturer, distributor or supplier.
Compulsory to seek design approval from relevant external consultant before
it is able to be used for construction after permission from existing consultant.
 

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 Construction Phase

Site Meeting
To coordinate site activities, monitor

CONSTRUCTION contractors’ performance and discussion on

construction issues in order to complete the
PROGRAM VS. PROGRESS
job as planned in Construction Program. 
REPORT 
Consist of Technical Site Meeting, Progress
Meeting. 
Construction Program
Prepared by main contractor before Progress Report
start of work to monitor the Monthly conducted to measure work
construction progress.  progress either AHEAD or DELAY.   
In form of bar chart and attached DELAY progress lead to frequent site
together with the milestone meeting (twice a month and followed by
completion for each WBS.   once a week) before any termination
contract take over.  

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 Construction Phase

PROFESSIONALS TASKS AND PAYMENT MATTERS 

 Important tasks of responsible parties (consultants) in construction:

Make visits to the works in connection with the detailed design brief.
Provide permanent site consultant staff to carry out the design intended.
Provide further information reasonably required for construction (RFI).
Ensure important documents such as Site Diary, clients’ approval, EI, AI and
etc. are implemented on site. 
Review design information from contractors or specialists.
Provide drawings showing the building and main lines of infra-services and
other information for the Health and Safety documentation.
Certify the work done within the time required.
Clarify and certify the VO and EOT if any.
Give general advice on operation and maintenance of the building.

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 Construction Phase

PROFESSIONALS TASKS AND PAYMENT MATTERS

Important payment matters during construction are as follow:

Responsible parties (lead by QS) together with contractors should conduct

site measurement and only allow completed work able to be claimed by main
contractor. 
Interim certificate should be issued by competent QS to Main Contractor
within time required.
Ensure progress payment (Interim Payment) will be paid by client on time as in
contract conditions to main contractor.
Main Contractor shall release Interim Payment to Sub-Contractor (SC) and
Nominates Sub-Contractor (NSC).

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 Completion Phase/Post-Construction Phase

GENERAL
FLOWCHART OF
POST-CONSTRUCTION
PHASE 
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 Completion Phase/Post-Construction Phase

MAIN ACTIVITIES AND IMPORTANT DOCUMENTS INVOLVE

IN COMPLETION PHASE:
Final Inspections
Certificate of Practical Completion (CPC) 
Certificate of Completion of Making Good Defects 
Certificate of Completion and Compliance (CCC) 
Hand Over 
Final Account

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 Completion Phase/Post-Construction Phase

FINAL INSPECTION
Before the S.O. is able to issue CPC, there is a final inspection conducted to identify
any defects for completed works.
Include the comments from relevant authorities starting from design stage to the
project completion.
Also include inspection for utilities/infrastructure such as water reticulation,
sewerage and drainage systems. 

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 Completion Phase/Post-Construction Phase

FINAL INSPECTION
Testing and Commissioning conducted within certain periods or times to fulfill the
function and safety. The facilities or services involves are as bellow:
•  Plumbing – pressure test, etc. 
•  Fire Fighting System – Active and Passive 
‒  Active include sprinklers, pump and etc. 
‒  Passive include fire extinguishers, passage ways and etc. 
•  Lift System – Motor room, lift system, etc. 
•  A/C System – chillers, pumps, temperature, air balancing, etc. 
•  Electrical System – continuity and insulation test, lamps, gen-set. 

 After final inspection and Testing and Commissioning completed, S.O. will then issue
Schedule of Defects to the main contractor within 14 days to resolve/improve during
Defect Liability Period (DLP).

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 Completion Phase/Post-Construction Phase

CERTIFICATE OF PRACTICAL COMPLETION (CPC) 

S.O. shall issue CPC to Main Contractor by stating the date of completion based on
agreed DLP and attached together with Schedule of Defects. 
The issuance of CPC means the starting of DLP. 
 With the issuance of CPC, Main Contractor shall prepare the documents below:
‒  As-Built Drawing 
‒  Compilation of Quantitative and Qualitative Records.
‒  Warranty roducts 
‒  Final Claim  

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 CERTIFICATE OF
Completion Phase/Post-Construction Phase
PRACTICAL
COMPLETION (CPC) 
Compilation of Qualitative
As-Built Drawing  and Quantitative Records 
Including as built drawings for piling, Qualitative records include measurement
sanitary and cold water and etc. It is and observations of works related to the
pictorial record of all the works quality and behavior under test such as
completed, showing the whereabouts and result of compression tests (cube test),
dimensions of all parts as they exist at piling test, soil test and etc. 
completion, their operation as described Quantitative records include measuring
in the instruction manual and their of work done with the time and rate
performance under tests.   stated, together with all relevant
particulars including piling record, Claim
Warranty Products 
Evaluation, Progress/Interim Payment
Warranty products are such as warranty
and etc. Warranty Products 
for water proofing, painting, roofing and
etc.

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 Completion Phase/Post-Construction Phase

Final Claim 
The Main Contractor shall submit the Final
CERTIFICATE OF
Claim (include all variations) within 3 months
PRACTICAL affected from issuance of CPC to enable S.O.
COMPLETION (CPC) prepare the Final Account.
(CONT) After issuance of Final Claim, the contractor
shall not claim for any money.  

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 Completion Phase/Post-Construction Phase

 CERTIFICATE OF COMPLETION OF MAKING GOOD DEFECTS

At the end of DLP, S.O. shall issue Certificate of Completion of Making Good
Defects to inform all client that defects in Schedule of Defects have been corrected
by Main Contractor.    

 CERTIFICATE OF COMPLETION AND COMPLIANCE (CCC)

Start enforced in Peninsular Malaysia on 12th April 2007 to replace CF (Certificate
of Fitness). Additional forms implemented which are forms G1 till G21. Current
detail forms are available in ACEM/BEM main web sites.

 HAND OVER
The issuance of CCC approval means the readiness of structure or facilities hand
over to client and ready for public usages. 

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 Completion Phase/Post-Construction Phase

 FINAL CERTIFICATE

Within 3 months from the issuance of Certificate of Completion of Making Good

Defects, S.O. shall issue the Final Certificate stating the amount due to the
contractor or from the contractor to the government. Any dispute shall be referred
to the Normal Court of Law or Arbitration.    

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 PROJECT LIFECYCLE:

i.     Inception Phase/Pre-Construction Phase

ii.   Construction Phase
iii.  Completion Phase/Post-Construction Phase
SUMMARY

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ACKNOWLEDGEMENTS

Janidah Eman (UiTMPP)

Nur Muizzah Nawi (UiTMJ)
Muhammad Isha Ismail (UiTMP)
Noor Raifana Ab Rahim (UiTMJ)
 REFERENCES
Chitkara, K. K. (2014). Construction Project Management. Tata McGraw-Hill
Education.

Knutson, K., Schexnayder, C. J., Fiori, C., Mayo, R. E. (2009). Construction

Management Fundamentals (2nd ed.). McGraw-Hill

Levy, S. M. (2012). Project Management in Construction (6th ed.). McGraw-Hill.

Ritz, G. J., Levy, S. M. (2013). Total Construction Project Management (2nd ed.).
McGraw-Hill Education.

Additional notes:
Pellicer, E., Yepes, V., Teixeira, J. C., Moura, H. P., Catalá, J. (2013). Construction
Management. Wiley-Blackwell. Chapter 1: Organising Construction Processes in
Construction Companies, Chapter 15: Project Closeout.

The Management of Construction: A Project Life

Cycle Approach (2003)
CONTENT DEVELOPERS