The dictionary defines sequencing as “to arrange in a particular order”. When this is applied to building design and the construction industry it is; to determine what steps or procedures need to take place and in what specific order to ensure that the process can continue. In simpler terms it boils down to making sure that you have what you need, when you need it.
Conquering the challenges that come with sequencing is an issue that requires collaboration. The entire team including: owners, end users, design professionals, and contractors need to work together to meet this challenge. When sequencing is done well, everyone has access to the portions of the building that they need, when they need them, and everything goes smoothly. When the sequencing is off, either there is a quagmire of different people needing access to the same space at the same time, or, a portion of the building has been readied for construction activities, but nothing is happening because the next step in the process is not ready. Either case is frustrating, often infuriating, and can be costly.
Sequencing is so basic to the success of a project that, even in the earliest stages of conceptual design, it is vital to understand at least the “big moves” that will be involved, as well as any parts of the facility that cannot be disturbed and/or must stay in operation. The following are a few of the pitfalls that the entire design and construction team must keep in mind.
An issue that is particularly timely, especially since the pandemic, is problems or hold ups with the supply chain. Supply chain concerns have always been a part of any construction project, and as designers, we are always concerned with what we call “long-lead” items, or things that take a long time to acquire. In the past, items that fell into this category were often mechanical items such as furnaces or boilers, as well as specialty items such as bespoke hardware or components. However, in the last few years even common materials like plywood have been harder to get than they once were. The key to combating this issue is to plan ahead, avoid designing with materials that are particularly difficult to obtain, and look for substitutions of more readily available items where possible.
One of the biggest challenges in sequencing is keeping a facility in operation during construction activities. In school work we try to take advantage of the summer break to the greatest extent possible. This can lead to a very fraught and intense late August schedule for everyone involved, as the students are on the way back and the building must be ready to receive them.
Another sequencing issue that must be dealt with, particularly in the northeast, is the weather. As odd as it may sound, it actually snows and gets cold in the great State of New York during the winter! Schedules need to be established (and updated as needed) to ensure that permits and approvals are received in a timely manner that will then allow the construction team to get the project “out of the ground” (the foundations completed) prior to the weather closing in. Additionally, sitework is dependent on when the asphalt plants close in the fall, as well as the ability to excavate and place concrete. Again, planning around the cold needs to start very early on to make sure that construction can start when we need it to.
All of these things (and many more) make sequencing a project a challenge. This makes it incredibly important to work diligently to make a detailed plan that will accommodate all the needed activities. As noted above, when the sequencing is good, the world is a brighter, happier space, where everyone gets along, and the project comes together efficiently and successfully.