I've run into a problem on a job I'm currently doing, and although I have it just about solved, I need to know how I can keep this from happening again on me in the future.
This is a single story, 12,000 square foot office shell, with multiple exterior materials - specifically brick, and a metal rain screen panel.
One example of the problem is where I have the metal panel over the top of the brick. The framing and sheathing crew figured the mason or metal panel guy would cover it. Mason figured the framer or metal panel guys. And obviously the metal panel sub thought the mason or framing crew would have it.
WE have a VERY large problem with scope coverage during the bidding phase here, and I have made a lot of headway on correcting this. But that's usually by telling Sub A to make sure they get this item, and sub B to get that. I just don't have time to call EVERY sub-bidder and go over EVERY item.
How do you guys handle this in the estimating/ bidding phase? I'm really trying to become a better project manager, but this place holds me back most of the time. That's a story for another time though.
mock-ups and/or sketches at a meeting with everyone involved present. making sure everyone knows who is responsible for what and signing off on it?
or just specify more accurately/directly. "masonry contractor responsible for cross cavity flashing above masonry veneer and base wall flashing, etc... etc..."
The best way to do it is to develop detailed scopes for the trades, and be sure to tell them each what you want to include and exclude from their bids. Send the scopes out when you send the bid invites. The first time it'll take a while to put together, but it becomes easier each time you use it on another bid.
Off POINT A LITTLE, BUT I always wondered about GC estimators calling me at midnight the day before bid opening and trying to get a verbal bid over the phone without even seeing prints.
I always figured I didn't want to work for an outfit like that.....1
We definitely lack on the scope of work when sending things out to bid. I've been trying to develop them for quite some time, to no avail. At the same time, when I send out plans and SPECS to subs to bid, I am of the mindset that there is no such thing as too much information. Then my subs complain that I'm sending them "too much crap, I'm not reading all that." I guess I should keep sending it so it benefits me in the long run.
I'm just beginning to wonder of flashing is starting to become it's own specialty trade like caulking and sealants, and fireproofing?
If you a GC on the job, its typical that the following trades like roofer and siding provide flashing where applicable.
Roofer installs flashing,etc where his roof meets material done by others, so if roof runs along the wall, they will provide flashing and wall covering, J-Chanel,etc will go over.
Contractor who is doing siding or exterior covering,i.e siding, fascia,etc will do all the flashing where his material meets material installed by others. i.e stucco, brick, etc.
In your case the panel guy should cover the brick, because his material will is going after the brick and he should make proper transition.
I gave up getting flashings bid. I have the framer install the drip edge and pay him extra for that. That way the drip edge is in place when the fascia and soffits are painted which must be done before the roof is installed (we spray fascia and soffits).
I put up the flashing where a wall meets a roof. That must go on prior to the stucco lath which goes on prior to the roofing. I just do it myself or have one of my guys do it.
You are right though, flashings are a pita. The problem is that they are installed at different times and oftentimes they must be installed before the trade that would generally do them is on the job.
Just figure the flashings separately. It just isn't worth fighting over.
On a commercial project such as you are describing, there should be detailed specifications. You have to include what spec sections you want each sub to cover in their contract, and then make sure that all spec sections are covered by somebody.
Building envelope issues such as you are describing are important enough to follow up with some extra verbage in the roofing, masonry, and sealant and caulking contracts. As a rule of thumb, rigid metal flashings should be by the roofer, flexible thru wall flashings should be by the mason. And don't let the roofer simply make the metal flashing and hand it to the mason to install. Make the mason take the brick up to the flashing location, stop, and let the roofer install and caulk his own flashing. Then you need to inspect it yourself, and get the architect to look at it with you, if possible. Then take a bunch of pictures. Only then should you let the mason continue laying brick. That way if it leaks, you don't have to figure out who is responsible for fixing it. If the mason installs the roofers flashing, the mason will say it is a material problem, and the roofer will say it is an installation problem. This procedure might take a day or two off you schedule, but worth it.
We also include in our masonry contracts that mortar net is to be included above all flashings, whether specified or not, and termination bar is to be installed and sealed at the top of all flashings, whether specified or not. We also insist that the mason leave the ends of all thru wall flashings exposed by about a 1/4" until approved, and then cut flush with the face of brick. Generally, architects don't like this, because it leaves a little black line in the mortar joint, but many of them have gotten on board with this practice and include it in their specs. A little black line over the openings is a small price to pay to know that the flashings have been installed.
This situation is more complex than just having one sub pick up section 07*** - Flashing and sheet metal. Thom touched on it, that with multiple building facade materials and multiple trades, different flashings are needed at different times in the schedule. How would a roofer know to normally pick up a rigid flashing that's only 18" off the ground in this case?
Just adding money in doesn't work in this case either because we're not talking about coil stock. It's custom bent and finished .060 gauge flashing. I need to figure out how to develop these scopes of work so that I DO have a place to add that extra verbiage in the estimating process. As building become more complex, so does the bidding process. Great, I need to work MORE hours that I won't get paid for... I'm off to the file-sharing forum to make a request!!
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