Construction Project Insights: Building a Strong Foundation for Success

We started the excavation of this new foundation in June of this year, 2024. The property is nestled in a beautiful neighborhood in South Denver, Colorado, just a few blocks southwest of Washington Park. The new foundation is attached to an existing building, so the excavation crew had to be extremely careful not to damage any part of the existing structure.In this blog we’re going to take a general look at the following steps as relates to a newly constructed foundation:

• Planning and Coordinating phases

• Estimating costs

• Choosing the right trade company

• Preliminary steps and scheduling

• Change orders and delays

• VIF – Verify In Field

Planning and Coordinating Phases

The most meticulous part of any construction project is the administrative process and collaborative planning that precede the actual work. This entails obtaining the engineer design plans if you’re the general contractor or owner of the project, and then gathering cost estimations from several different trade companies for each aspect of the overall project, such as plumbing, electrical, concrete, etc. The contractor then must choose a qualified trade company for each different scope of work and coordinate phases which often overlap and intertwine.

New foundation, floor and walls before and after.

For example, a concrete company may be preparing to install a new floor by first grading, then compacting the soil, placing rock or road base and then grading some more. The next step may be to install rebar or wire mesh, but before that can be done, plumbers will need to complete the plumbing installation. The concrete company, if there is not other work on site within their scope that they can attend to while this is being done, must pull off of the job until the plumbing is complete. Since these trade companies are typically not on standby, and have other jobs that they will be dispatched to if one job is put on hold, this can cause some delay.

Estimating Costs

If you’re a trade company or sub-contractor, such as electricians, framers, or other specialists within the industry, the administrative steps entail competitively quoting the cost of the project against other sub-contractors or companies of the same trade, negotiating, collaborating phases and scheduling. Costs are weighed against the market value of labor and materials, among other factors that each company has to calculate into their bid in order to make a reasonable profit, such as mobilization fees, pump fees or contingency windows. A contingency window is different than an egress window (haha, that’s an inside industry joke…just made it up, actually).

Tying rebar for new foundation footers, before and after.

Choosing the Right Trade Company

Based on factors not entirely dependent on the lowest cost, a decision to award a contract may be founded on proximity of the trade company to the geographical location of the project, availability, size of the company, years in business, reputation, trust, or an existing relationship. If there is an existing relationship and the contractor is deliberating costs or timeframes in order to bring the right company on board to the project, the contractor and/or sub-contractor then may be willing to negotiate an agreement. If an agreement is reached, a contract is awarded.

For a more personal look at some common obstacles that arise during a typical construction project, take a look at this blog: Resolving Construction Problems: Gold’s Concrete Chronicles. Or skip ahead to the meat of that story: Gold’s Concrete Basement Foundation Project: Challenges, Solutions, and Success

Preliminary Steps and Scheduling

In the preliminary phases of building construction, several devices and/or materials may be required to secure the jobsite and manage erosion. Depending on what phase the overall project is in, the general contractor or owner may or may not have already obtained building permits. If not, that step will typically be required before excavation, plumbing, electrical or any kind of physical work is scheduled to commence. Once the building permits are obtained, the general contractor and sub-contractor will collaborate a start date. Start dates are often tentative to other steps within the same project. For example, gas lines or power lines may need to be shut off or rerouted before excavation can begin.

Company owner directs excavation. Skilled laborers set forms and tie rebar for new footers. New foundation against existing structure is complete.

Start dates are also tentative to other projects that the contractor or sub-contractor may already have in progress. In some cases, a project may go on longer than expected due to unforeseen delays or changes in the scope of work. Because the workers are committed to that project, it will delay the start date of the subsequent project beyond the agreed-upon schedule.

Change Orders and Delays

There are many unknown variables in the excavation and construction of a new building. If an unusually large boulder is unearthed, for example, or there are excessive tree stumps or other obstacles such as an old foundations that is found beneath the dirt, or the ground at some point turns to solid rock, the amount of time and labor that was initially anticipated to complete the project may change drastically. In that event, the initial agreement may need to be changed in order for the contractor or sub-contractor to be able to continue the work. More time required on the job, more labor, more material, more heavy equipment, etc., may result in what is known as a change order.

Tying rebar to pour new foundation footers and walls, before and after.

On this particular job, building codes required shoring piers to be placed between the new foundation and the neighboring property in order to support the soil around the excavation site. This is particularly important in tight spaces where the excavation might otherwise undermine the neighboring property’s soil and foundation. The design and placement of the shoring piers are typically determined by a geotechnical engineer, who assesses soil conditions, load requirements, and the proximity to neighboring structures. These piers were installed vertically at approximately 3 feet apart, on center.

VIF – Verify In Field

In construction, “VIF” stands for “Verify in Field.” It is a term used to indicate that certain dimensions or conditions need to be checked or confirmed on-site rather than relying solely on drawings or plans. Sometimes, the actual conditions on-site might differ slightly from what is shown on the plans due to various factors like site irregularities, existing structures, or minor measurement errors. VIF ensures that any discrepancies are addressed and that dimensions are accurate before proceeding.

New foundation, floor and walls before and after.

A common requirement is that the foundation extends at least 6 inches to 12 inches above ground level. This helps prevent water from entering the basement or crawl space and reduces the risk of mold and damage. In the pictures of this blog you’ll notice that this particular foundation wall does not extend above ground level more than one to two inches. This may be a concern that would be properly addressed with the engineer or general contractor of the project, not with the trade company, since it is the trade company’s responsibility only to follow the dimensions and specifications that are outlined within the design plans.

Conclusion

The concrete scope of work on this new foundation was completed in September of the same year, 2024. Overall this has been another job well done by champions! Spartans, you might say! Elite industry warriors and winners of fate, Gold’s Concrete has yet again crushed the competition. Subscribe to this blog for more industry specific facts and information on your construction project.

Mid excavation of the new foundation.

Or, do you need a break from code specifications and industry mumbo? Get into some philosophical introspection with us on Finding Opportunity in Adversity: A Personal Journey

Looking for something a little more general? Check out this popular blog about Understanding Human Resilience: Frankl and Panzram’s Divergent Paths