University of Washington Job-Order Contracting (JOC)

General Project Info

• Location: Seattle, WA
• When: 2016 - 2017
• Company: FORMA Construction
• Footprint: ~ unknowable 😉
• My Role: Superintendent

A Quick Explainer on Job-Order-Contracting

• Job-Order-Contracting (hereinafter JOC) is a contracting method that is allowed by RCW 39.10 - Alternative Public Works Contracting Procedures
• It is essentially a way for large entities (especially entities that are a part of or owned by government) to lump a bunch of ‘small’ projects into one ‘big’ contract for a period of a couple years so they aren’t required to post every project for public bid which would slow-down and complicate the process, construction, and accounting of such work.
• The maximum total dollar amount that may be awarded under a job order contract is $4,000,000 per year for a maximum of three years.
• Job order contracts may be executed for an initial contract term of not to exceed two years, with the option of extending or renewing the job order contract for one year.
• At least 90 percent of work contained in a job order contract must be subcontracted to entities other than the job order contractor.
• The maximum dollar amount for a work order is five hundred thousand dollars, excluding Washington state sales and use tax.
• So essentially what happens is that an entity (like UW) will spin-up as many of the projects that are beyond the capacity of their own maintenance and grounds departments as they can in two-years’ time and attempt to get them all under $500K for an average of anywhere from 5 to 15 projects per year and press the awarded general contractor (GC) to get them done as quickly as possible.
• Since 90% of the work can not be self-performed by the GC, the majority of the work is subcontracted out and therefore, the GC’s primary roles are scheduling, supervision and reporting.
• Because of this, JOC contract management is usually pretty ‘lean’ - often just a few team members handling the entire work-load, whatever its size or complexity.

🧩 JOC Project Features

• Extremely short-duration schedules: e.g: 30 days turn-around sometimes 😅
• Small budgets: e.g. <$25,000 in some cases 🤷‍♂️
• Moderate schedules: e.g. 6-months 😎
• Moderate budgets: $499,999 for example. In which case, no change-orders. Even if the project changes. 😉
• Unified Standards published by the entity. 👌
• Unique project requirements that don’t fit the standards. 😁
• Many projects located on one campus.
• Except for projects located at nearby sister-campus
• Except for projects located at satellite campus in other city
• Except for projects where entity partners with outside entities and has a project located at an airport on the peninsula nowhere near main campus. 😆

💡 Technologies and Skills I used

• Plan Review
• Shop-Drawing Review
• Planning and schedule coordination
• Drinking coffee
• Making allies
• Napkin drawing review
• Napkin drawing constructibility review
• Napkin schedule feasibility review
• Mobile parking app

Photos

I enjoyed this fast-paced autonomous role

We ripped through the ISC project in a matter of weeks

Lots of JOC projects are without structural work…

…Which speeds up the process quite a bit

Lots of JOC projects are without structural work

Getting materials is usually the greatest factor on schedule

Subcontractors are generally self-motivated to complete their scope in as few trips as possible

Subcontractors are generally self-motivated to complete their scope in as few trips as possible

It’s a fast cycle from idea…

…To reality

Working in UW Tower provided a lot of great views of the Seattle Area

…And it was nice to have an inside job during the wettest season

Nothing lasts forever

Napkin Shop-Drawings are a fun challenge

…As long as you can convey enough information to get it built!

Some projects are just a couple bursts over a few weeks

…And others required daily visits for months

Working in the JOC program jump-started me in my role as a Superintendent

Although I didn’t spend a lot of time in the JOC program…

…Like the method itself, I feel like I accomplished a lot in a short amount of time,

…And made a substantial impact where I could…

…that would have an even greater impact on our community

🌐 More Info

👉 RCW 39.10

👉 Job Order Contracting with FORMA Construction

👉 Port of Bremerton

🎯 Objective / Learnings

• Phased and temporary construction
• Intense ‘Just-In-Time’ material delivery management
• Rapid delivery schedule
• Iterative design-build collaboration at a small scale
• Rapid advancement in personal skill in construction scheduling documentation and implementation
• Rapid advancement in subcontract and submittal review and management
• Developed a comprehensive understanding of JOC methodology first-hand