What are the responsibilities and job description for the Project Superintendent position at Arc Building Partners, LLC?
Project Superintendent
Position Summary
The Project Superintendent provides the knowledge, skills and experience required to manage the day to day field operations for the assigned construction project(s). Project Superintendents are responsible for production aspects of the work and are accountable for: producing quality work that is constructed consistent with the standards set forth in the projects contract documents; for performing the work in a timely and cost effective manner and for maintaining a work environment that is safe and continuously kept clean and orderly. Project Superintendents are the forward face of the company and are responsible for establishing a professional work environment that includes fostering a positive atmosphere, promoting proactive and effective communication, facilitating problem solving and minimizing and resolving conflict in a constructive manner. The primary focus of a Project Superintendent is to provide the managerial and leadership skills necessary to accomplish the work by means of subcontractors and to manage the day to day issues of the onsite work force. Additional Role Responsibilities of the Project Superintendent will include:
- Committed to delivering quality work the first time with little or no need for rework.
- Demonstrates strong problem-solving skills.
- Goal oriented and can react quickly to challenging circumstances to achieve the desired end results.
- Proactive, plans well and addresses problems promptly.
- Works to meet or exceed project schedules.
- Demonstrates the ability to control difficult situations and manages them to successful conclusion.
- Assertive, fair, and responsible in all business dealings involving clients, subcontractors, and coworkers.
Essential Functions:
- Create, maintain, and document a culture among all persons on site that values safety, health, and cleanliness.
- Managing the day to day field activities to ensure that project milestone dates and the overall schedule dates are achieved.
- Demonstrate a thorough knowledge of the plans and specifications for the assigned project, review for constructability and completeness. Responsible for writing Requests For Information (RFIs) to Design Professionals and tracking for timely and complete response
- Understand Owners and subcontracts, purchase orders and other agreements to ensure the scope of work, terms and conditions are consistently and proactively being met.
- Review and thoroughly understand the scopes of work for each subcontractor who will be performing work on the project.
- Responsible for quality control on the project –verify and ensure work is completed to specifications including checking dimensions, verifying orientations (plumb, level, straight, etc), checking materials, moisture/temperature conditions, etc.
- Manage and Coordinate all work to ensure that it is constructed in an orderly and deliberate manner that is consistent with the contract documents.
- The Superintendent must be very organized, professionally, and technically competent and analytical, as well as highly motivated and goal oriented individual.
- Conduct and Coordinate regular project status meetings on site with the owner, architects, Housing Authorities, and lending Agencies to proactively identify and resolve any issues that may result in a negative impact on cost and schedule.
- Review and distribute the construction progress schedule and Scope of work with each subcontractor.
- Schedule all Third Party and Code compliant inspections ensuring that Contract Documents and Specification are met.
- Establish and maintain all dimensional controls for the project to include the use of third-party survey and layout personnel when appropriate
- Create short interval “look ahead” schedules for distribution to ensure upcoming events are communicated, tracked and are being proactively planned for by subcontractors, suppliers, and vendors.
- Manage the punch out and projected close out process to assure timely completion.
- Maintain and manage daily field reports, schedule updates and e-mail correspondence.
Project Planning and Start-up:
As the person primarily responsible for the successful Field construction activities for a project, the Project Superintendent must ensure, through careful planning that each project starts off successfully and on schedule with a clear and concise planned strategy. Planning includes developing of a basic schedule, a site logistics plan and understanding contract terms and conditions. Project planning and start-up duties include:
- Review all safety policies with subcontractors and vendors prior to their entry on to the site to start work.
- Develop a schedule with the Project Manager using our scheduling software.
- Review scopes of work with Project Manager and give feedback if necessary.
- Coordinate and oversee a pre-construction internal planning meeting to review schedule, plans and strategies with the Subcontractors and selected vendors.
- Conduct formal start-up meeting with local code enforcement, health dept., fire officials, etc
- Holding a preconstruction planning meeting to include the owner, architect, and consulting engineer(s).
- Attending meetings with the Project Manager and the Estimator to review the project budget and buyout progress (if required).
- Attend meetings as required during the preconstruction and budgeting phase of the project.
- Become familiar with the subcontractor’s schedules of value as well as their contract agreements and scopes of work.
Project Execution and Management:
As each project progresses, the Project Superintendent will regularly review with the Project Manager any problems or issues that may need to be kicked up to the PM level. The Superintendent observes all work put in place, monitors the quality of all workmanship, and assures a successful project. The Project Superintendent has the authority to reject workmanship not up to standards or the specification requirements.
The Project Superintendent provides feedback about monthly subcontractor invoicing and cost projections to the Project Manager as required.
The Project Superintendent is responsible for providing daily job status reports for the construction project. The daily reports are to be reviewed by the Project Manager.
Project Documentation
- Submittals – The Project Superintendent is responsible for reviewing of all approved submittals inclusive of catalog cuts and shop drawings for specific pieces of the project. The Project Manager is responsible to include the Superintendent in the approval process and the Superintendent is to provide any field data needed for complete approval for the submittal. The Project Manager/ Asst Project Manager/ Engineer is to develop and maintain a Request For Information log and ensure proper, timely replies to the Request For Information. The Project Superintendent is to study and understand the contract documents (plans and specifications), as well as perform a constructability review and coordinate any Requests for Information required with the Project Manager/ Asst Project Manage/ Engineer
- The Project Superintendent is responsible for photo documentation of key conditions that would be difficult or costly to verify in the future including but not limited to inspections, buried in the ground, buried in the wall/above the ceilings. Additionally, capturing key milestones, events, damage, etc.
Project Close-Out
Near the conclusion of each project, the Project Superintendent prepares for close out seeking to achieve substantial completion as promptly as possible. Specs are reviewed to ensure fulfillment. The Project Superintendent works with the owner, architects, engineers and subs to develop final punch lists. The Project Superintendent ensures completion of all punch list work and coordinates a final walk through and inspection, culminating in Final Acceptance of the building(s) and site. The Superintendent coordinates asbuilt drawings and submits them to the Project Manager for distribution to the owner.
Education and Experience:
- Associate’s degree in Construction Engineering Technology or Bachelor’s degree in Construction Management or related field.
- 3-5 years relevant experience in the construction management or field experience.
- Technology: Knowledge of Bluebeam, Procore and Microsoft Project a plus
- Experience with working/building medical, hospital, clean facilities preferred but not required.
Knowledge, Skills and Abilities:
- Problem Solving/Analysis/Planning and Evaluating
- Communication Proficiency (written and oral)
- Efficiency
- Detail oriented
- Time Management.
- Financial Management/Mathematic Skills