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How can a high performing team continue to improve after being named best contractor of the year?
By combining a Takt Production Matrix (TPM) with Last Planner System (LPS), Lott Brothers Construction Company (LBCC) and Continental Properties (CP), a top 10 multifamily developer, exceeded all previous performance standards on a multifamily project near Houston. The TPM provides a one-page takt/zone/trade schedule and completion status of the project with clearly delineated takt/LPS trade handoffs of takt zones. TPM provided the framework for takt production control and LPS ensured the trades coordinated daily progress needed for takt zone handoffs. Together, TPM and LPS formed an enhanced delivery tool for an already high-performing team to exceed previous production standards.
The project, consisting of 12 two-story apartment buildings of 24,000 sf each, plus garages, pool, and clubhouse totaling 309,319 sf, was phased to deliver the clubhouse in 10 months and a building bi-monthly for a total 18 month planned schedule. Including all delays, the clubhouse was delivered 2 months ahead of schedule and the project was completed 3 months ahead of schedule. CP has developed projects in 19 states employing top multifamily contractors using detailed CPM schedules. LBCC is the only CP contractor employing TPM and LPS. These project results led CP to encourage all contractors to use both TPM and LPS production methods on future CP projects.
LBCC team members met collectively and individually with trades to plan project workflow.
They did this by confirming a Path of Construction (POC), work zones, and logical sequence of work activities to be completed by single or multi-trade work teams during one-week takt periods in each zone. A TPM showing POC work zones, and single or multi-trade work activities, provides all team members a transparent view of weekly production. Trade work planned for a takt week is the diagonal sequence of cells for a specific takt week. Production is managed using LPS concepts with daily monitoring of production needed for planned handoffs. Us of TPM and LPS daily monitoring increases the reliability of logistical inflows including information, materials, and equipment as well as improving takt/trade handoffs, stabilized trade personnel resources, reduced mobilizations, improved trade coordination, reduced conflicts, and early project completion.
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