Multi-Unit Job Tips

[gburnet]

We were awarded a contract to renovate between 50 & 70 kitchens in a local retirement complex. The work is straightforward enough - pull the old counters & cabinets, clean & paint 2 walls, install new cabinets & solid surface counters in the same configuration as existing, install vinyl base. The plumbing & electrical hookups will be by done by our subs & not something I need to do anything with other than manage their schedules.

I'd like any advice from folks who have done similar projects, or have tips on maximizing efficiency in these situations. The building is a high-rise, approx. 20 stories tall & the kitchens are scattered throughout the building. We'll have a staging area in the parking lot where we'll have several steel storage containers to warehouse materials, our jobsite trailer that we'll use for overflow storage &/or an onsite shop & our dump trailer for hauling debris. In addition, we'll have 1 vacant condo/apartment within the building to use as a field office, or whatever else we need it for.

All the materials are stock items with the exception of the counters, which will be shipped as blanks (sink holes cut out) with loose backsplashes. There's no crown or any other moldings in the scope & no hardware to install, as the doors & drawers will have beveled "finger pull" edges.

I think I've got a pretty good handle on the takeoff, ordering & scheduling ends of the job, but am well aware projects like this are all about repetition, efficiency, & always having the necessary tools & materials within reach - the fewer trips to the parking lot the better.

I'm looking at building a couple task-specific carts that will hold all the tools & materials for each part of the job, short of cabinets & counters. I've already outlined each of the tasks we're responsible for & have attached a tool & material list to each outline. I'll use the lists to both stock the carts & as an ongoing inventory checklist. The carts can be secured in our temporary field office when we're not onsite, as can gangboxes, shelving units, etc.

Anyone have any input or suggestions on these types of projects?

[MarkMc]

Occupied units or vacant?

[gburnet]

Originally Posted by MarkMc

Occupied units or vacant?

A mix of both, but most are occupied.

[J.Buesking]

I did a 100 units across 6 storys last year. It was interesting.

You will loose alot of stuff and spend time looking for it. You might not have as big of a problem as I did since I was in new construction and several trades working at once.

My cart started simple and after the first couple prototypes the final one was a efficent machine. About the time the job drew to an end.

We made several just flat carts for material also.

[Overbuilders]

Top floor down, bottom floor up, or random units on whatever floor?

[Overbuilders]

Get those nifty six-wheel carts with the removable handles and pad the corners. They'll turn on a dime while moving cabinets and tools through lobbies, elevators, hallways, and units. I have three of each similar to both shown and you can really load them up.

[gburnet]

Originally Posted by Overbuilders

Top floor down, bottom floor up, or random units on whatever floor?

Any way we want, Rick. There are 2 layouts, an "A" & a "B". We were thinking of doing all the "A's", then going back & getting the "B's". The thought is that this method would be more efficient, as we'd be repeating the same layout. Also, ordering & inventory should be easier, since there would be consistent multiples of the same cabinet sizes.

[gburnet]

Originally Posted by Overbuilders

Get those nifty six-wheel carts with the removable handles and pad the corners. They'll turn on a dime while moving cabinets and tools through lobbies, elevators, hallways, and units. I have three of each similar to both shown and you can really load them up.

Cool. I wasn't aware of those.

[MarkMc]

W/o more details on conditions and residents, it basically sounds like you getting a good start. Be prepared with floor protection that isn't a hazard to occupants and to be perhaps cleaner/neater than normal both for protection/safety and to cut the whining/complaints. You may find that even though they don't have the hearing aid in they hear every bang and bump... 8 floors off. Preemptive apologies [aka notifications] go along way towards appeasement and when done well minimize the amount of added time for prep. Depending on conditions, schedule and # of units you concurrently plan to work on it may be prudent to either gang or spread to minimize impact and ,again depending, asking for the occupants preferred schedule for you to work; even if there is no way for you to accommodate the act is both reassuring and respectful.

[Overbuilders]

I personally like to complete an entire floor, and with just two layouts in your learning curve...

And yes, Mark scores with his good neighbor policies.

When do you start?

[markhoni]

I would definitely do one floor at a time. Top floor to bottom floor. Ideally you would want to get all your parts for as many floors as is comfortably possible for storage. That way if some things get shipped wrong or anything gets backordered, or God forbid something gets damaged, you have a better chance of having parts on hand to keep moving and get a floor completely 100% done by robbing from your stocked stored supply. And that way you can keep on top of backorders and reorders, while still moving ahead. Nothing is worse than having to drop a floor or two to keep busy, then having to drag everything back up to finish what should have already been behind you.

Originally Posted by MarkMc

W/o more details on conditions and residents, it basically sounds like you getting a good start. Be prepared with floor protection that isn't a hazard to occupants and to be perhaps cleaner/neater than normal both for protection/safety and to cut the whining/complaints. You may find that even though they don't have the hearing aid in they hear every bang and bump... 8 floors off. Preemptive apologies [aka notifications] go along way towards appeasement and when done well minimize the amount of added time for prep. Depending on conditions, schedule and # of units you concurrently plan to work on it may be prudent to either gang or spread to minimize impact and ,again depending, asking for the occupants preferred schedule for you to work; even if there is no way for you to accommodate the act is both reassuring and respectful.

And you might get some really good homemade cookies in return for being such a nice person, too.

[gburnet]

Originally Posted by Overbuilders

I personally like to complete an entire floor, and with just two layouts in your learning curve...

Makes sense, Rick.

Originally Posted by Overbuilders

And yes, Mark scores with his good neighbor policies.

Absolutely. Fortunately, the management company is largely responsible for handling the tenants.

Originally Posted by Overbuilders

When do you start?

Tentatively, mid-Nov. Should keep us out of the snow for the duration of the winter.

[Trim man]

I did a few jobs like this, one I learned is to have the resident manager and/or maintenance person with you every step. They hand out the notices and hopefully make sure the residents have their things out of the way. Oh, and good laborers help alot too. We used 2-wheelers and shopping carts.

[MarkMc]

Originally Posted by gburnet

Absolutely. Fortunately, the management company is largely responsible for handling the tenants.

Exactly why I mentioned it to you. They may be a good Mgmt co with excellent folks who actively get out ahead, but I've found them far and few, and they are not the ones making the noise and mess, leaving the door open. Just imagine 20 floors, all 1/4 full of Mr Seibert's. {sorry Dick ;)}

[gburnet]

Originally Posted by MarkMc

Exactly why I mentioned it to you. They may be a good Mgmt co with excellent folks who actively get out ahead, but I've found them far and few, and they are not the ones making the noise and mess, leaving the door open. Just imagine 20 floors, all 1/4 full of Mr Seibert's. {sorry Dick ;)}

Well, when you put it THAT way, Mark! ;o)

Agreed re. the Mgmt. co. They seem to be pretty good, judging by our interaction with them so far.