Wyatt Cooper
Co-founder of Conflo.
Posts
Definition
Hard Costs vs Soft Costs: What Is the Difference?
Hard costs pay for building the project; soft costs pay for everything else, from design fees to loan interest. Definitions and a worked owner's budget.
· 3 min read
Preconstruction
How Do Architects Write Construction Specifications?
How architects write construction specifications: MasterFormat numbers, the three-part section, specs versus drawings, and an example section.
· 6 min read
Money
How Do Home Builders Track Job Costs?
How a home builder tracks job costs by phase: a budget from the estimate, every cost coded, committed vs spent, a projected final cost and a weekly check.
· 6 min read
Bidding
How Do You Answer Bidder Questions During a Bid?
How a GC handles pre-bid questions from subs: one written channel, a question log, answers to every bidder, and when an answer must become an addendum.
· 7 min read
Money
How Do You Back-Charge a Subcontractor?
How a GC back-charges a subcontractor: the contract basis, notice and a chance to cure, a cost record by day, the markup, and the deduction the sub signs.
· 6 min read
Money
How Do You Bill a Change Order on a Pay App?
Add an executed change order to your pay app: its own line, the new contract sum, partial billing, deducts and retainage, with a worked example.
· 7 min read
Money
How Do You Bill for Stored Materials on a Pay App?
Bill delivered but uninstalled materials: the backup owners ask for, on site vs off site, and how stored amounts move to installed work. Worked example.
· 7 min read
Money
How Do You Bill Time-and-Materials Work?
Bill T&M work a GC will pay: written direction first, a ticket signed every day, labor, equipment and materials at agreed rates, markup once. Example.
· 7 min read
Preconstruction
How Do You Build a Construction Schedule?
Build a commercial construction schedule step by step: activities from the estimate, durations from crew rates, logic, procurement and the critical path.
· 8 min read
Bidding
How Do You Calculate Concrete for a Slab?
How to calculate cubic yards of concrete for a slab, footings and piers: the formulas, a worked example, and how much extra to order and why.
· 6 min read
Bidding
How Do You Calculate Labor Burden for a Crew?
Calculate labor burden for a crew: payroll taxes, workers' comp, insurance and benefits over wages, then the cost per productive hour to bid with.
· 6 min read
Closeout
How Do You Close Out a Subcontract?
A GC's checklist to close out a subcontract: settle the last change orders, take the final pay app, release retainage against waivers, record the warranty.
· 6 min read
Closeout
How Do You Collect O&M Manuals From Subcontractors?
How a GC collects O&M manuals from every trade: request them early by spec section, check them against what was installed, and send back the thin ones.
· 6 min read
Bidding
How Do You Decide Whether to Bid a Job?
A go/no-go method for general contractors: the factors to score before estimating, how to weight them, and a worked score for a fictional clinic.
· 8 min read
Construction
How Do You Do a Job Hazard Analysis?
Do a job hazard analysis as OSHA 3071 lays it out: break the task into steps, name each hazard, set controls in order, with a worked saw-cutting JHA.
· 6 min read
Bidding
How Do You Do a Quantity Takeoff?
How a subcontractor does a quantity takeoff: scope from the specs, written dimensions, units, waste, a sheet reference on every line and a check.
· 7 min read
Construction
How Do You Document a Weather Delay?
How a GC documents a weather delay that wins a time extension: the daily log entry, the critical path, comparing to normal weather, and the notice.
· 8 min read
Bidding
How Do You Estimate a Bathroom Remodel?
How a remodeler estimates a bathroom: measure wet areas, take off tile and waterproofing, price each line, carry allowances, add contingency and markup.
· 7 min read
Bidding
How Do You Estimate a Home Addition?
How a builder estimates a home addition line by line: design, permits, foundation, shell, systems, finishes and the tie-in, with a worked example.
· 6 min read
Money
How Do You Fill Out Certified Payroll (WH-347)?
Fill out weekly certified payroll on Form WH-347: the header, each worker's hours, rates, fringes and deductions, and the Statement of Compliance.
· 9 min read
Construction
How Do You Fill Out the OSHA 300 Log?
Fill out the OSHA 300 log from 29 CFR 1904: who keeps one, which construction injuries are recordable, columns A to M, and a worked year with 300A totals.
· 8 min read
Money
How Do You Forecast Cost to Complete on a Job?
Forecast cost to complete line by line: remaining commitments, self-performed work at its real production rate, and time-based costs against the schedule.
· 6 min read
Closeout
How Do You Get a Certificate of Occupancy?
The GC's sequence for a certificate of occupancy: plan the final inspections early, clear life safety first, and know when a temporary certificate helps.
· 6 min read
Preconstruction
How Do You Get Added as Additional Insured?
How a GC gets added as additional insured on a sub's policy: the subcontract wording, the endorsement to ask for, and why a certificate alone isn't enough.
· 6 min read
Preconstruction
How Do You Get Bonded as a Contractor?
How a subcontractor gets bid, performance and payment bonds: the surety agent, the underwriting packet, bonding capacity and the SBA's bond guarantee.
· 7 min read
Money
How Do You Issue a Subcontract Change Order?
Issue a subcontract change order the sub can sign and bill: what goes on it, the revised subcontract sum, time, and the reservation of claims. Example.
· 8 min read
Construction
How Do You Keep an RFI Log?
How a GC keeps an RFI log: the columns that matter, ball in court and days open, a filled-in log, and how to run it at the weekly meeting.
· 7 min read
Money
How Do You Make a Miller Act Payment Bond Claim?
A Miller Act payment bond claim, step by step: who can claim, the 90-day notice, the one-year suit deadline from 40 U.S.C. § 3133, with dated timeline.
· 8 min read
Bidding
How Do You Prequalify a Subcontractor?
How a GC prequalifies a subcontractor before inviting it to bid: the questionnaire, the checks, a dollar limit per job, and a worked example.
· 7 min read
Bidding
How Do You Price a Bid Alternate?
Price add and deduct bid alternates: each trade's alternate price, your own work, the base bid's markups, and what each one includes.
· 6 min read
Bidding
How Do You Price General Conditions?
Price general conditions from the schedule: staff by the weeks on site, facilities by the month, fixed items as lump sums, and a weekly delay rate.
· 7 min read
Preconstruction
How Do You Read a Certificate of Insurance (ACORD 25)?
How to read an ACORD 25 certificate of liability insurance box by box, and what a GC checks in each one against the subcontract's insurance exhibit.
· 7 min read
Bidding
How Do You Read Construction Drawings Before You Bid?
How a subcontractor reads a drawing set before bidding: the index and notes, your sheets and everyone else's, details, schedules, specs and gaps.
· 7 min read
Preconstruction
How Do You Run a Preconstruction Kickoff Meeting?
How a GC runs the preconstruction meeting: who attends, a worked agenda of procedures to agree before work starts, and what to record.
· 7 min read
Construction
How Do You Run a Toolbox Talk?
Run a toolbox talk in ten minutes: one hazard from today's work, shown at the work, the controls, the crew's questions, and a record of who attended.
· 6 min read
Construction
How Do You Run an OAC Meeting?
How a GC runs an owner-architect-contractor meeting: who attends, what each party brings, a worked agenda, and how open items carry to the next one.
· 8 min read
Preconstruction
How Do You Set Up Cost Codes for a Construction Job?
Set up construction cost codes from CSI MasterFormat: pick the detail, match codes to bid packages, and use them from estimate to pay app.
· 7 min read
Bidding
How Do You Spot a Sub Bid That Is Too Low?
How a GC tells a sub bid that is too low from a good price: the checks after leveling, a worked plumbing example, and how to ask the bidder to verify.
· 8 min read
Money
How Do You Track a Budget Against Commitments?
Track a construction budget against committed cost by cost code: revised budget, signed commitments, buyout variance and exposure, with a worked table.
· 7 min read
Preconstruction
How Do You Track Long-Lead Items on a Job?
How a GC tracks long-lead items: work back from the need-on-site date through lead time and submittal review to an order-by date, and review it weekly.
· 6 min read
Preconstruction
How Do You Track Subcontractor COIs and Expirations?
A GC's method for tracking subcontractor certificates of insurance: one log per job, what to record, a 30-day renewal window, and when to hold payment.
· 6 min read
Construction
How Do You Update a Construction Schedule?
How to update a construction schedule each month: the data date, actual dates, remaining durations, the baseline comparison and a slip narrative.
· 7 min read
Money
How Do You Use Earned Value on a Construction Job?
Earned value on a construction job, worked on one trade: planned value, earned value, actual cost, CPI, SPI and estimate at completion.
· 6 min read
Bidding
How Do You Write a Bid Addendum?
How a GC writes a bid addendum to trade bidders: what goes in it, how to word each change, when to send it, and how to collect acknowledgments.
· 8 min read
Construction
How Do You Write a Construction Incident Report?
Write a construction incident report: the first hour, the facts to record, the root cause, and how a filled-in report decides the OSHA 300 log.
· 7 min read
Preconstruction
How Do You Write a Purchase Order for Materials?
What a construction purchase order for materials includes: items, delivery and freight terms, submittal release, stored materials and a worked example.
· 7 min read
Construction
How Do You Write a Recovery Schedule?
How a GC writes a recovery schedule: measure the slip, price crews, overtime and resequencing, show the days each recovers, and keep the logic honest.
· 8 min read
Preconstruction
How Do You Write a Site Logistics Plan?
How a GC writes a site logistics plan: gates, deliveries, laydown, the crane, fire and exits, the OSHA minimums, and one plan per phase.
· 8 min read
Preconstruction
How Do You Write a Site-Specific Safety Plan?
Write a site-specific safety plan from OSHA's own construction rules: the emergency page, hazards by phase, who controls each one, and a filled-in example.
· 7 min read
Construction
How Do You Write a Weekly Owner Update?
How a GC writes a one-page weekly owner update: the numbers owners read, schedule status in one line, decisions needed, and an example.
· 7 min read
Preconstruction
How Does a Contractor Pull a Building Permit?
How a remodeler pulls a building permit: confirm it's needed, prepare drawings, apply, pass plan review, schedule inspections and close it out.
· 6 min read
Money
How Does a Florida Notice to Owner Work?
Florida's notice to owner from Fla. Stat. § 713.06: who serves it, the 45-day deadline, the 40-day mailing rule, the required warning and a dated example.
· 8 min read
Money
How Does a GC Review a Sub's Change Order Request?
Review a sub's change order request like the owner will: is it a change, was notice on time, do hours, prices and markup hold up. Worked example.
· 8 min read
Preconstruction
How Does a No-Damages-for-Delay Clause Work?
What a no-damages-for-delay clause in a subcontract does, how it trades money for time, one state's limit on it, and what to ask before you sign.
· 7 min read
Closeout
How Does a Sub Close Out Punch List Items?
A subcontractor's method for punch lists: sort your items by area, fix them in one trip, prove each fix with a photo, and get them closed the first time.
· 6 min read
Bidding
How Does a Subcontractor Get on a GC's Bid List?
How a subcontractor gets onto a general contractor's bid list: who to contact, the capability sheet and prequal packet to send, and how to stay invited.
· 6 min read
Closeout
How Does a Subcontractor Keep As-Built Drawings?
How a subcontractor keeps as-built drawings: one marked-up set, red, green and blue, updated weekly, buried work dimensioned, turned in on time.
· 6 min read
Construction
How Does a Subcontractor Request a Substitution?
How a sub requests a product substitution: when the spec allows it, what the request must show, a side-by-side example, and how it is routed and decided.
· 7 min read
Closeout
How Does a Subcontractor Submit a Final Pay App?
A sub's final pay app: bill every line to 100%, reconcile change orders, list open claims, and send the closeout papers and final waivers. Worked example.
· 8 min read
Construction
How Does a Subcontractor Write a Notice of Delay?
How a subcontractor writes a notice of delay to the GC: what to include, when to send it, a sample letter, and why the subcontract's deadline comes first.
· 7 min read
Preconstruction
How Does a Waiver of Consequential Damages Work?
What an owner gives up and gets under a mutual waiver of consequential damages, how liquidated damages fit, and what to ask before you sign it.
· 6 min read
Construction
How Does an Architect Issue a Drawing Revision?
How an architect issues a revised drawing sheet: clouds around what changed, a delta with the revision number, the revision block and the issue.
· 7 min read
Construction
How Does an Architect Write a Field Report?
How an architect writes a site visit field report: what to record, the words to use and avoid, a filled-in example, and carrying open items.
· 7 min read
Preconstruction
How Does an Indemnity Clause in a Subcontract Work?
How a subcontract's indemnity clause works: broad, intermediate and limited forms, a worked claim under each, one state's limits, and what to ask.
· 7 min read
Money
How Does California's 20-Day Preliminary Notice Work?
California's preliminary notice from the Civil Code: who sends it, to whom, the 20-day rule, what it must say and how to serve it, with a dated example.
· 8 min read
Closeout
How Does Termination for Convenience Work?
What a termination for convenience clause lets an owner or GC do, what a sub must do on notice, and what it can recover, with a worked settlement.
· 6 min read
Bidding
How Door and Hardware Subs Bid Commercial Work
How door, frame and hardware subs bid commercial work: counting openings, the hardware schedule submittal, keying, frames by whom, and fire-rated labels.
· 10 min read
Bidding
How Earthwork Subs Bid and Bill Commercial Work
How an earthwork and site utility sub bids and bills commercial work: scope splits, unit prices for rock and bad soil, haul math, trench costs, a pay app.
· 8 min read
Bidding
How Elevator Contractors Bid and Bill Commercial Work
How elevator contractors bid commercial work and bill it: work by others, the order-by date from approved drawings, a milestone SOV and acceptance.
· 9 min read
Bidding
How Fire Sprinkler Subs Bid and Bill Commercial Work
How fire sprinkler subs bid design-build work and bill it: the basis of design, hydraulic calcs, the fire marshal's review, tests and a pay period.
· 10 min read
Bidding
How Flooring Subs Bid and Bill Commercial Work
How commercial flooring subs take off and order carpet, LVT and base, settle slab moisture testing and prep with the GC, and bill material and labor.
· 11 min read
Bidding
How Glazing Subs Bid and Bill Commercial Work
How glazing subs bid curtain wall and storefront: takeoff units, the clarifications that protect you, the engineering and mockup submittals, and billing.
· 10 min read
Bidding
How Insulation Subs Bid and Bill Commercial Work
How insulation subs bid commercial work: the thermal, firestopping and mechanical insulation splits, takeoff units, submittals and an SOV by floor.
· 10 min read
Bidding
How Low-Voltage Subs Bid and Bill Commercial Work
How low-voltage subs bid data, security and AV work: the split with the electrical sub, a takeoff by drops, testing and labeling, and an SOV to bill.
· 9 min read
Bidding
How Masonry Subs Bid and Bill Commercial Work
How masonry subs bid commercial work in units and bill it: block and brick counts, grout and rebar, the mock-up panel, weather, and the lintel line.
· 10 min read
Preconstruction
How Much Insurance Does a Subcontractor Need?
The coverages a subcontract asks for, how a GC sets the limits, and how to check your policies against the insurance exhibit before you sign.
· 7 min read
Bidding
How Much Overhead and Profit Should a GC Carry?
Work out a GC's overhead and profit from its own books: home-office overhead over annual volume, plus target profit, turned into the markup a bid needs.
· 6 min read
Bidding
How Painting Subs Bid and Bill Commercial Work
How commercial painting subs take off by surface and coating system, price from production rates, clarify damage by others and bill prime and finish coats.
· 12 min read
Construction
How Should a Contractor Prepare for an OSHA Inspection?
Prepare for an OSHA inspection on a construction site: the records to have ready, who meets the inspector, and each step of the visit from OSHA's manual.
· 6 min read
Preconstruction
How Should a Remodeler Hire and Manage Subs?
How a remodeler hires and manages subs: check license and insurance, get a W-9, sign a written scope, schedule, inspect, and pay against lien waivers.
· 7 min read
Money
How Should an Architect Review a Schedule of Values?
Review a contractor's schedule of values before the first pay app: the format checks, then front-loading spotted line by line against the bid.
· 7 min read
Bidding
How Should an Owner Build a Conceptual Estimate?
Build a conceptual estimate as GSA does: cost per square foot by system, then design contingency, markups, escalation and construction contingency.
· 7 min read
Money
How Should an Owner Read a GC's Cost Report?
Read a GC's monthly cost report on a GMP or cost-plus job: current budget, projected final, contingency drawdown and the questions to ask.
· 7 min read
Construction
How Should an Owner Respond to a GC's Delay Claim?
An owner's first 30 days after a contractor's delay claim: check the notice, sort the days by cause, test the schedule and money, answer in writing.
· 6 min read
Closeout
How Should an Owner Track Building Warranties?
An owner's method for tracking building warranties: one list with start dates and terms, expirations worked out, and walks before the clock runs out.
· 6 min read
Bidding
How Should an Owner Write an RFP for a GC?
What an owner's RFP to general contractors contains: the sections, a fee form that compares, stated evaluation weights, the schedule, and a worked example.
· 7 min read
Bidding
How Steel Subs Bid and Bill Commercial Work
How structural steel subs bid commercial work by the ton and bill it: shop drawings as the release to fabricate, mill material and a spend-based SOV.
· 11 min read
Construction
How to Write Construction Meeting Minutes (With Example)
How to write construction meeting minutes: header, attendance, numbered old and new business, action items with owners and dates, and an example.
· 7 min read
Definition
Lump Sum vs Cost-Plus: What Is the Difference?
A lump-sum contract fixes the price; a cost-plus contract pays actual cost plus a fee. Definitions, a worked comparison, and where a GMP fits.
· 3 min read
Preconstruction
OCIP vs CCIP: How Does Wrap-Up Insurance Work?
OCIP vs CCIP for owners: who buys a wrap-up, what it covers, how bids change, where the gaps are, and how to tell whether it saves money on your project.
· 7 min read
Money
Pay-if-Paid vs Pay-When-Paid: What Do They Mean?
Pay-if-paid shifts the risk of owner nonpayment to the sub; pay-when-paid only sets timing. How to tell them apart, and three state statutes on them.
· 8 min read
Construction
Revise and Resubmit: What Should a Sub Do Next?
A submittal came back revise and resubmit. What a sub should do next: read every comment, answer each one, and get the next revision approved fast.
· 6 min read
Definition
What Are As-Built Drawings?
As-built drawings are the contract drawings marked up to show what was actually built. Definition, how they differ from record drawings, and an example.
· 3 min read
Definition
What Are Liquidated Damages in Construction?
Liquidated damages are a daily amount, fixed in the contract, that a contractor pays for finishing late. Definition, a worked example, LDs vs. penalties.
· 3 min read
Definition
What Are Means and Methods in Construction?
Means and methods are how the contractor builds the work: equipment, crews, sequence and safety. Definition, who is responsible, and an example.
· 3 min read
Definition
What Are Performance and Payment Bonds?
A performance bond guarantees the work gets finished; a payment bond, that subs and suppliers get paid. Definitions, the Miller Act rule, an example.
· 3 min read
Definition
What Are Stored Materials on a Pay App?
Stored materials are delivered but not yet installed, billed in their own pay app column. Definition, the rules for on-site and off-site, and an example.
· 4 min read
Definition
What Are the Contract Documents in Construction?
The contract documents are the agreement, conditions, drawings, specifications, addenda and modifications that together make up a construction contract.
· 3 min read
Money
What Can a Contractor Do When a Client Won't Pay?
What a contractor can do when a homeowner won't pay, in order: check your paperwork, talk, send a demand, protect lien rights, then small claims or court.
· 7 min read
Construction
What Do You Do After a Failed Building Inspection?
What a GC does after a failed building inspection: split the correction notice by trade, fix and check, book the reinspection, protect the schedule.
· 7 min read
Definition
What Does Additional Insured Mean?
An additional insured is a company added to someone else's liability policy by endorsement. What it means on a job, and why a certificate isn't enough.
· 3 min read
Construction
What Does OSHA Require for Fall Protection?
OSHA fall protection in construction from 29 CFR 1926.501: the 6-foot rule, where other heights apply, the fall protection plan exception, a roof example.
· 8 min read
Construction
What Does OSHA Require for Trench Safety?
OSHA trench rules from Subpart P: the 5-foot rule and its exceptions, soil types, sloping, shoring and trench boxes, daily inspections, a worked trench.
· 8 min read
Construction
What Does OSHA's Silica Rule Require on a Job?
OSHA's construction silica rule, 29 CFR 1926.1153, task by task: Table 1 controls and respirators, the four-hour rule, the written plan, a worked day.
· 8 min read
Definition
What Is a Back-Charge in Construction?
A back-charge is a deduction from a sub's payment for costs the GC incurred because of the sub's work. Definition, a worked example, and how it differs.
· 3 min read
Definition
What Is a Bid Alternate?
A bid alternate is a separately priced add or deduct option the owner may accept. Definition, a worked example, and alternate vs. allowance.
· 3 min read
Definition
What Is a Bid Bond?
A bid bond guarantees a bidder will sign the contract and furnish bonds if it wins. Definition, a federal example, and bid bond vs. performance bond.
· 3 min read
Definition
What Is a Bid Form in Construction?
A bid form is the document a bidder fills in and signs to submit its price. What it holds, a filled-in example, and how it differs from a proposal.
· 3 min read
Definition
What Is a Bid Package in Construction?
A bid package is the scope and documents sent out for one price, usually one trade's work. What goes in it, an example, and bid package vs. bid set.
· 3 min read
Definition
What Is a Certificate of Insurance (COI)?
A certificate of insurance summarizes the policies a contractor carries on the day it is issued. What it shows, an example, and why it isn't the policy.
· 3 min read
Definition
What Is a Certificate of Occupancy?
A certificate of occupancy is the building department's approval to occupy a building. Definition, temporary COs, and how it differs from completion.
· 3 min read
Definition
What Is a Change Order in Construction?
A change order is a signed amendment to a construction contract that changes the work and adjusts price, time or both. Definition and a worked example.
· 3 min read
Definition
What Is a Change Order Request?
A change order request is a contractor's priced proposal for a change, sent before a change order exists. Definition, an example, and the notice clock.
· 4 min read
Definition
What Is a Committed Cost in Construction?
Committed cost is the value of signed subcontracts and POs on a job, billed or not. Definition, a budget example, and how it differs from actual cost.
· 3 min read
Definition
What Is a Cost Code in Construction?
A cost code is the number that tags every budget line, contract, invoice and change order to the same category of work. Definition and an example.
· 3 min read
Definition
What Is a Daily Log in Construction?
A daily log is the superintendent's same-day record of a job site: weather, crews, work, deliveries, delays. Definition, an example, and why it matters.
· 3 min read
Definition
What Is a Letter of Intent in Construction?
A letter of intent says the work will be awarded before the contract is signed, sometimes authorizing limited work. Definition and an example.
· 3 min read
Definition
What Is a Long-Lead Item in Construction?
A long-lead item takes so long to approve, build and ship that it must be ordered early. Definition, the order-by math, and an example.
· 3 min read
Definition
What Is a Look-Ahead Schedule?
A look-ahead schedule breaks the next few weeks of the master schedule into the work each crew will do. Definition, an example, and how it differs.
· 3 min read
Definition
What Is a Notice to Proceed?
A notice to proceed is the owner's written go-ahead to start work, and often starts the contract time. Definition, a worked date example, NTP vs. award.
· 3 min read
Definition
What Is a Preliminary Notice?
A preliminary notice tells the owner and GC early that a sub or supplier is on the job and may claim a lien. Definition, two state rules, an example.
· 4 min read
Definition
What Is a Purchase Order in Construction?
A construction purchase order buys materials or equipment at stated prices, quantities and delivery terms. Definition, an example, PO vs. subcontract.
· 3 min read
Definition
What Is a Scope of Work in Construction?
A scope of work says what a contractor will and won't do, and which documents it rests on. Definition, an example, and scope vs. specifications.
· 3 min read
Definition
What Is a Shop Drawing?
A shop drawing shows exactly how a trade will fabricate and install part of the work, submitted for review before fabrication. Definition and an example.
· 4 min read
Definition
What Is a Subcontract?
A subcontract is the GC's contract with a sub for part of the prime contract's work. What it holds, and how it differs from a purchase order.
· 3 min read
Definition
What Is a Substitution Request?
A substitution request asks to use a product other than the one specified, with proof it is equal. Definition, an example, and or-equal vs. substitution.
· 3 min read
Definition
What Is a Takeoff in Construction?
A takeoff counts and measures every item of work on the drawings, the base of a bid. Definition, a worked drywall example, and takeoff vs. estimate.
· 3 min read
Definition
What Is a Unit Price in Construction?
A unit price is a fixed price per unit of measured work, paid on the quantity installed. Definition, a worked example, and the 15% quantity rule.
· 3 min read
Definition
What Is an Addendum in Construction?
An addendum is a written change to the bid documents issued before bids are due. Definition, an example, and how it differs from an ASI and a change order.
· 3 min read
Definition
What Is an Invitation to Bid in Construction?
An invitation to bid asks contractors to price defined work by a deadline. What it contains, an example, and how it differs from an RFP and an RFQ.
· 4 min read
Definition
What Is an O&M Manual?
An O&M manual tells the owner how to operate, maintain and repair a building's equipment and systems. Definition, what goes in one, and an example.
· 3 min read
Definition
What Is an OAC Meeting?
An OAC meeting is the regular owner-architect-contractor meeting during construction. What it covers, an example minutes item, and how it differs.
· 3 min read
Definition
What Is an RFI in Construction?
An RFI is a contractor's written question to the design team when the drawings or specs are unclear. Definition, an example, and what an RFI is not.
· 3 min read
Definition
What Is Cost to Complete?
Cost to complete is what is still to be spent to finish a job or budget line. Definition, the formula with projected final cost, and a worked example.
· 3 min read
Definition
What Is CSI MasterFormat?
CSI MasterFormat is the standard numbering for construction specifications, reused for bid packages, cost codes and closeout. Definition and an example.
· 3 min read
Definition
What Is Mobilization in Construction?
Mobilization is the work and cost of setting up on site before production starts, often paid as a lump-sum line. Definition, an example, demobilization.
· 3 min read
Definition
What Is Overhead and Profit (OH&P)?
Overhead and profit is the markup a contractor adds to direct cost. Definition, a worked example, and how OH&P differs from general conditions.
· 2 min read
Definition
What Is Subcontractor Prequalification?
Prequalification is a GC's review of a sub before inviting it to bid: finances, safety, experience, capacity. Definition, an example, and vs. onboarding.
· 3 min read
Definition
What Is the Warranty Period in Construction?
The warranty period is how long the contractor must fix defective work after completion. Definition, start dates, repaired work, and a worked example.
· 3 min read
Definition
What Is Time and Materials (T&M) in Construction?
Time and materials pays actual hours at agreed rates plus materials and equipment at cost plus markup. Definition, a priced ticket, and when it is used.
· 3 min read
Definition
What Is Value Engineering in Construction?
Value engineering delivers the same function for less without cutting what the owner needs. Definition, a federal savings-sharing example, VE vs. cuts.
· 3 min read
Construction
What Should a GC Do When a Sub Falls Behind?
What a GC does when a sub falls behind: measure it, talk, send written notice with a cure period, ask for a recovery plan, supplement, terminate.
· 7 min read
Preconstruction
What Should a Remodeling Contract Include?
What a remodeling contract should include: scope, price, payments, changes, permits, insurance, cancellation and lien notices, with California's rules.
· 7 min read
Preconstruction
What Should a Subcontract Agreement Include?
The clauses a construction subcontract agreement needs, what to check in each, how terms flow down from the prime contract, and a worked example.
· 8 min read
Preconstruction
When Should an Owner Hire an Owner's Rep?
When an owner should hire an owner's representative, what the rep does that the architect and GC don't, how reps are paid, and how to choose one.
· 6 min read
Preconstruction
Who Buys Builder's Risk Insurance on a Project?
Who buys builder's risk on a project, owner or contractor: how the contract decides it, what the policy should insure, and what to ask before you sign.
· 6 min read
Alternatives
BuildingConnected Alternatives for Sending Bids
Alternatives to BuildingConnected for sending trade bids, compared on who pays, published prices, bidder networks, leveling and what happens after award.
· 6 min read
Definition
Conditional vs Unconditional Lien Waiver
A conditional lien waiver takes effect only when payment clears; an unconditional one takes effect when signed. The difference, side by side, from statute.
· 3 min read
Construction
How Do Architects and Engineers Review a Submittal?
How the design team reviews a submittal: what the review covers and what it doesn't, choosing the review code, writing comments, and returning it on time.
· 8 min read
Preconstruction
How Do Remodelers Manage Client Selections?
How remodelers manage client selections: one selections sheet, deadlines from lead times, allowances with rules, and a change order for every overage.
· 5 min read
Closeout
How Do You Assemble a Construction Closeout Package?
A closeout checklist by spec section and company: O&M manuals, as-builts, warranties, attic stock, training, lien waivers. Build it at buyout. Example.
· 9 min read
Preconstruction
How Do You Build a Schedule of Values?
Split the contract sum into billable lines that follow the work, price each with its share of overhead and profit, and keep closeout real. With an example.
· 7 min read
Pricing explainer
How Much Does Procore Cost?
How Procore pricing works: an annual fee per product set by your construction volume, with unlimited users, and what to ask for in a quote.
· 5 min read
Money
How Should a Remodeler Handle a Change Order?
Remodel change orders: in writing and signed before the work, with the scope, price added or credited, and effect on payments and finish date. Example.
· 6 min read
Bidding
How Should an Owner Choose a General Contractor?
How a commercial owner chooses a general contractor: pick the delivery method, shortlist on qualifications, check bonding and references, then price.
· 7 min read
Construction
How to Write a Construction Daily Log (With Example)
How to write a construction daily log: what to record each day, a filled-in example, and the habits that make a log hold up in a delay claim.
· 6 min read
Bidding
How to Write a Scope of Work for a Subcontractor
Write a subcontractor scope of work from the drawings and specs: a summary, numbered inclusions, named exclusions, alternates and the documents behind it.
· 7 min read
Role hub
The Owner's Guide to a Commercial Building Project
The owner's role on a commercial building project, phase by phase: delivery method, choosing the contractor, pay apps, change orders and closeout.
· 7 min read
Definition
What Are General Conditions in a Construction Bid?
General conditions in a bid are the contractor's cost of running the job: supervision, temporary facilities, site services. Not the A201 contract document.
· 4 min read
Definition
What Is Retainage in Construction?
Retainage is a percentage of each construction progress payment held back until the work is complete. Definition, an example, and how it differs.
· 3 min read
Alternatives
Best Construction Software for Small GCs
How a small GC should choose construction management software: six criteria, then seven products measured against them with their published prices.
· 6 min read
Definition
Bid Tabulation vs Bid Leveling: What's the Difference?
A bid tabulation records each bid as received; bid leveling adjusts each bid for scope gaps so all cover the same work. How they differ, with an example.
· 4 min read
Comparison
Conflo vs BuildingConnected for Bidding
Conflo and BuildingConnected compared for sending trade bids: who pays, published prices, leveling, the bidder network and what happens after award.
· 7 min read
Comparison
Conflo vs Procore for Small and Mid-Size GCs
Conflo vs Procore for small and mid-size general contractors: how each is priced, what each covers, where Procore is stronger, and who should choose which.
· 7 min read
Template
Free Three-Week Look-Ahead Schedule Template
A free three-week look-ahead schedule template in Excel: last week plus three weeks by day, crews, critical work and what must be ready. No email needed.
· 3 min read
Bidding
How Do You Estimate a Kitchen Remodel?
How a remodeler estimates a kitchen: line items by trade, allowances for the client's picks, contingency and markup, with a worked $63,000 example.
· 6 min read
Money
How Does a Subcontractor Fill Out a Pay Application?
A subcontractor's pay app bills percent complete and stored materials per schedule-of-values line, less retainage and prior payments, with a lien waiver.
· 9 min read
Money
How Does a Subcontractor Get Retainage Released?
Finish your scope, close your punch items, send closeout documents and a written release request with the waiver asked for, and know your state's deadline.
· 6 min read
Closeout
How Does an Architect Decide Substantial Completion?
How the architect inspects for substantial completion: the contractor's list, who walks, what blocks use and what is a punch item, and the certificate.
· 8 min read
Bidding
How HVAC Subs Bid and Bill Commercial Work
How HVAC subs bid commercial mechanical work and bill it: equipment lead times, clarifications, a schedule of values and stored-equipment billing.
· 7 min read
Bidding
How Roofing Subs Bid and Bill Commercial Work
How a commercial roofing sub bids and bills: the manufacturer warranty the spec requires, approved-applicator status, stored materials and closeout.
· 6 min read
Construction
How Should an Architect Respond to an RFI?
How the design team answers an RFI: check it against the documents, answer the question asked, cite the sheet and spec, and say if it changes the work.
· 8 min read
Bidding
Markup vs Margin: How Should a Contractor Price Work?
Markup is a percentage of cost; margin is a percentage of price. A 20% markup is a 16.7% margin. Conversion table and a worked remodel example.
· 5 min read
Money
Mechanic's Lien Deadlines: How They Work
How mechanic's lien deadlines are counted: the notices before, the filing deadline, the deadline to sue, and five states' filing deadlines from statute.
· 8 min read
Definition
ASI vs RFI: What Is the Difference?
ASI vs RFI: an RFI is the contractor's question about the documents; an ASI is the architect's written instruction or minor change, with no cost or time.
· 4 min read
Alternatives
Buildertrend Alternatives for Commercial Work
Buildertrend alternatives for commercial and residential contractors, compared on published price and pricing model, and when Buildertrend still wins.
· 5 min read
Template
Free Pay Application Template With Schedule of Values
A free Excel pay application: a summary sheet and a schedule of values with change orders, stored materials and retainage, calculated. No email needed.
· 4 min read
Template
Free RFI Template With a Filled-In Example
A free RFI template in Word, no email needed: every field a good request for information needs, a response section, and a filled-in example on page two.
· 4 min read
Closeout
How Do You Build a Punch List?
Build a punch list by walking the job room by room before substantial completion, logging each item with location, trade, photo and due date. With example.
· 9 min read
Construction
How Do You Build a Three-Week Look-Ahead Schedule?
How to build a three-week look-ahead from the master schedule: crew-sized pieces of work, what must be ready, and how to run it at the weekly meeting.
· 7 min read
Construction
How Does a Subcontractor Prepare a Submittal?
How a subcontractor prepares a submittal the GC and architect can approve the first time: what to include, how to mark it up, deviations, and resubmittals.
· 9 min read
Bidding
How Drywall and Framing Subs Bid Commercial Work
How drywall and metal framing subs bid commercial work: the scope gaps at blocking, firestopping and finish levels, priced in a worked example.
· 6 min read
Money
How Much Contingency Should an Owner Carry?
Owner contingency in construction: design vs construction contingency, GSA's guidelines (7% new, 10% renovation), and how to size and track yours.
· 7 min read
Bidding
How Plumbing Subs Bid and Bill Commercial Work
How plumbing subs bid commercial work and bill it in phases (underground, rough-in, finish), with clarifications, a schedule of values and an example.
· 6 min read
Bidding
How to Write a Sub Proposal a GC Can Level
Write a subcontractor bid proposal the GC can level: match its scope items, break out prices, price exclusions, and see what the GC does with each line.
· 7 min read
Pillar
The Construction Project Lifecycle: Bid to Closeout
The phases of a construction project, from planning and design to bidding, building and closeout, and what the owner, architect, GC and subs do in each.
· 7 min read
Role hub
The Residential Builder's Guide: Estimate to Warranty
The residential construction process step by step for builders and remodelers: estimate, contract, selections, draws, walkthrough and warranty.
· 8 min read
Money
What Are Prompt Payment Acts in Construction?
Prompt payment acts set how fast owners and contractors must pay and what late payment costs. The federal act and five states' rules, with a timeline.
· 8 min read
Definition
What Is Substantial Completion?
Substantial completion is when the work is complete enough for the owner to use it as intended. What it triggers: retainage, warranties, delay damages.
· 3 min read
Template
Free Submittal Log Template (Excel)
A free submittal log template in Excel, no email needed: one row per spec item, with approve-by and submit-by dates worked out from lead times.
· 4 min read
Bidding
How Concrete Subs Bid and Bill Commercial Work
How a concrete subcontractor bids and bills commercial work: lump sum vs unit prices, the testing before and after each pour, and a worked pay app.
· 7 min read
Bidding
How Do You Bid a GC's Job as a Subcontractor?
How a subcontractor bids commercial work for a GC: choosing jobs, reading the invitation, pricing, writing a bid the GC can level, and what comes after.
· 7 min read
Money
How Do You Price a Change Order?
Price a change order from direct cost (burdened labor, materials, equipment, sub quotes), then the markups and time your contract allows. Worked example.
· 9 min read
Preconstruction
How Do You Set Up a Submittal Log From the Specs?
Build a submittal log from the specs: one row per required item, section by section, with approve-by and submit-by dates worked back from the schedule.
· 10 min read
Construction
How Does an Architect Write an ASI?
How an architect writes an ASI: what it may change, the parts of a good one, a filled-in example, and when it must become a change order.
· 8 min read
Bidding
How Electrical Subs Bid and Bill Commercial Work
How electrical subs bid commercial work and bill it: clarifications, a schedule of values with rough-in, gear and trim, and stored switchgear.
· 7 min read
Pricing explainer
How Much Does Buildertrend Cost?
Buildertrend's three plans (Essential, Advanced, Complete), their monthly prices as its pricing page listed them, what each adds, and yearly totals.
· 4 min read
Money
How Should an Owner Review a Change Order?
How an owner reviews a contractor's change order: is it a change, is the price right, are the markups the contract's, are the days real. Worked example.
· 8 min read
Money
How Should an Owner Review a GC's Pay Application?
An owner's checklist for a contractor's pay application: work in place, stored materials, change orders, retainage, waivers and the math. With an example.
· 6 min read
Money
Texas Retainage Law: What Property Code Ch. 53 Says
Texas retainage from the statutes: the owner's 10% reserve, notice and lien deadlines for unpaid retainage, and the public-works caps of 10% and 5%.
· 9 min read
Role hub
The Architect's Guide to Construction Administration
The construction administration phase from the architect's seat: site visits, RFIs, ASIs, submittals, pay certification, changes and closeout.
· 8 min read
Role hub
The General Contractor's Guide: Bid to Closeout
What a general contractor is responsible for at every phase of a commercial job, from bidding and buyout to RFIs, change orders, pay apps and closeout.
· 8 min read
Definition
What Is a Punch List in Construction?
A punch list is the list of work still to be completed or corrected once a building is substantially complete. What goes on it, who writes it, an example.
· 3 min read
Definition
What Is Float in a Construction Schedule?
Float is how many working days an activity can slip. Total float vs free float, worked on a five-activity network, and who owns the float.
· 4 min read
Money
California Retainage Law: Private and Public Jobs
California retention rules from the statutes: the new 5% private cap from 2026, the 5% public cap, release deadlines and the 2% monthly penalty.
· 8 min read
Template
Change Order Pricing Calculator
A free change order pricing calculator (Excel): direct cost, markup on your own and subcontracted work, insurance and bond, to the cent. No email needed.
· 4 min read
Comparison
Conflo vs Microsoft Project for Construction Schedules
Conflo vs Microsoft Project for construction schedules: critical path, float, baselines, lookaheads, resources and file exchange, from their own pages.
· 6 min read
Definition
Design-Bid-Build vs Design-Build vs CM at Risk
Design-bid-build, design-build and CM at risk compared for owners: who holds which contract, when the price is fixed, and when each one fits.
· 4 min read
Money
How Can a Subcontractor Get Paid Faster?
Subcontractors get paid faster by billing on the GC's cutoff, sending clean pay apps and waivers, and using the prompt-pay dates that start the clock.
· 6 min read
Bidding
How Do You Build an Estimate From Sub Bids?
Build a GC estimate from sub bids: plug each division, carry the leveled bid in place of the plug, add your own work and general conditions, then markups.
· 7 min read
Money
How Do You Calculate Retainage on a Pay App?
Retainage is a percentage of work completed and stored to date, held back each pay period. How to calculate it, reduce it, release it, with an example.
· 9 min read
Money
How Does a Subcontractor Write a Change Order Request?
A sub's change order request: notice first, then scope, priced direct cost, your markup, days and backup the GC can pass to the owner. Worked example.
· 9 min read
Closeout
How Should a Builder Handle Warranty Requests?
How a home builder handles warranty requests: written intake, triage by urgency, inspection against a written standard, a dated fix and a sign-off.
· 6 min read
Comparison
Procore vs Buildertrend: Which Should You Buy?
Procore vs Buildertrend: who each is built for, how each is priced, what each includes, and which to buy for commercial or residential construction.
· 5 min read
Role hub
The Subcontractor's Guide: Bidding to Getting Paid
Every step of a commercial job from the subcontractor's seat: bidding, the subcontract, submittals, RFIs, change orders, pay apps, retainage and closeout.
· 9 min read
Definition
What Is a Pay Application in Construction?
A pay application is a contractor's monthly request for payment against the schedule of values, less retainage and earlier payments. With an example.
· 3 min read
Definition
What Is a Transmittal in Construction?
A transmittal is the cover sheet that records what was sent, to whom, when and why, such as a submittal sent to the architect. The fields, with an example.
· 3 min read
Definition
What Is the Critical Path in Construction?
The critical path is the longest chain of linked activities in a construction schedule. A worked five-activity example, float, and what a delay does.
· 4 min read
Preconstruction
What Paperwork Does a GC Require From a Sub?
The documents a GC asks a subcontractor for before work and payment: W-9, insurance certificate and endorsements, license, safety program, waivers.
· 6 min read
Definition
Allowance vs Contingency: What Is the Difference?
An allowance is a set sum for a known item not yet chosen; a contingency is money for what nobody can foresee. How each is used and adjusted.
· 4 min read
Comparison
Conflo vs Buildertrend for Commercial Contractors
Conflo vs Buildertrend for commercial GCs: submittals, pay apps and retainage, bidding and pricing, and why Buildertrend is the pick for residential.
· 6 min read
Template
Free Bid Leveling Spreadsheet (Excel Template)
A free bid leveling spreadsheet for Excel: five bidders, fifteen scope rows, plugs and deducts, leveled totals, median and alternates. No email needed.
· 4 min read
Template
Free Punch List Template (Excel)
A free punch list template in Excel: location, description, company, trade, priority, photo, due date and status, with a status count. No email needed.
· 4 min read
Construction
How Do Builders Schedule Trades on a Home Build?
How builders schedule trades on a new home: the trade order by phase, the inspections that gate each step, and how to keep subs lined up weeks ahead.
· 5 min read
Preconstruction
How Do You Buy Out a Construction Job?
Construction buyout step by step: scope review, leveling, award, the subcontract and its exhibits, compliance documents, and savings against budget.
· 7 min read
Money
How Do You Fill Out a Conditional Lien Waiver?
Fill out a conditional lien waiver field by field: the claimant, customer, through date, check details and exceptions, tied to the pay app's figures.
· 8 min read
Bidding
How Do You Level Subcontractor Bids?
Level subcontractor bids by pricing every scope gap, exclusion and missing addendum so each bid covers the same work, then compare the leveled totals.
· 9 min read
Closeout
How Do You Run a New-Home Walkthrough?
How a builder runs a new-home walkthrough: a pre-walk, one list both sides sign, each item with a trade and a date, and a clean handover to warranty.
· 5 min read
Bidding
How Do You Send an Invitation to Bid to Subs?
What an invitation to bid to subs includes, how to send it, and how to run questions and addenda so every bid prices the same scope, with an example.
· 7 min read
Money
How Does a GC Review a Subcontractor's Pay App?
Check each line against the field, stored materials against backup, change orders against approvals, then the math and the lien waivers. With an example.
· 7 min read
Money
How Does an Architect Certify a Pay Application?
Review the draft, compare it with what you observed on site, then certify the full amount or a lower one with the changed figures initialed and explained.
· 5 min read
Money
Retainage Laws in the Five Largest Construction States
Retainage caps and release deadlines in California, Texas, Florida, New York and North Carolina, from each state's statutes, private and public.
· 10 min read
Definition
What Is a GMP Contract in Construction?
A GMP contract caps what the owner pays: the cost of the work plus a fee, up to a ceiling. A worked example of shared savings and an overrun.
· 4 min read
Definition
What Is a Submittal in Construction?
A submittal is what the contractor sends the design team to show how it will meet the specs: shop drawings, product data, samples. Types and an example.
· 4 min read
Preconstruction
AIA Contract Documents Explained, by Family
A plain map of AIA contract documents: the A, B, C, D, E, F and G series, the families by delivery method, and which forms you meet on a job.
· 8 min read
Definition
Change Order vs Construction Change Directive
A change order is an agreed change in scope, price and time; a construction change directive orders the work before price or time is agreed.
· 4 min read
Alternatives
Free Bid Management Software for Subcontractors
What subcontractors can use free to receive, track and submit bids: Conflo, PlanHub's free profile, BuildingConnected's free Bid Board, and a spreadsheet.
· 6 min read
Bidding
How Do You Break a Job Into Bid Packages?
Split a job into bid packages by trade: start from the CSI divisions, group what one kind of sub performs, and give every boundary item one home.
· 7 min read
Money
How Do You Set Up a Draw Schedule for a Home Build?
How a builder sets up a draw schedule for a home build: milestones an inspector can see, shares checked against cost, and what each draw needs.
· 6 min read
Construction
How Does an Owner Read a Construction Schedule?
How an owner reads a contractor's schedule: the Gantt chart, milestones, the critical path, float, the baseline, and what to ask at each update.
· 6 min read
Bidding
How Should an Owner Compare Contractor Proposals?
How an owner compares general contractor proposals: put them on one sheet, price every exclusion and allowance, check schedule and terms, then decide.
· 6 min read
Construction
How to Write an RFI in Construction (With an Example)
How to write an RFI in construction: the parts of a good request for information, a filled-in example, common mistakes, and how the RFI log works.
· 9 min read
Alternatives
Procore Alternatives for Small and Mid-Size GCs
Procore alternatives for small and mid-size general contractors, compared on published price, pricing model and commercial tools, with who each one suits.
· 6 min read
Template
Retainage Calculator for Pay Applications
Free retainage calculator: enter work to date and the rate to get retainage held, previous payments and the amount due, including a rate reduction.
· 3 min read
Definition
RFI vs Submittal: What Is the Difference?
An RFI asks the design team what the documents mean; a submittal shows how the contractor will meet them. The difference, side by side, with an example.
· 3 min read
Definition
What Is a Mechanic's Lien?
A mechanic's lien is a legal claim against a property by someone who improved it and was not paid. Who can file one, how it works, and what it is not.
· 3 min read
Definition
What Is a Plug Number in a Bid?
A plug number is an estimator's own figure for work with no firm price yet: a placeholder in the estimate, or an add to a bid that excluded scope.
· 4 min read
Definition
What Is a Schedule of Values?
A schedule of values splits a construction contract sum into line items that every pay application bills against. Definition, example and how it differs.
· 3 min read
Closeout
What Should an Owner Get at Project Closeout?
The owner's closeout checklist: what you should get at substantial completion and before final payment, and how to check each document.
· 7 min read