In Plain English
Quick Answer
Overlapping design and construction phases so work can start earlier than normal to compress the schedule.
Definition
Definition
Fast-tracking is a schedule compression technique that overlaps project phases or activities that would normally be performed sequentially, allowing construction to begin before design is fully complete. While fast-tracking can significantly reduce project duration, it increases the risk of design conflicts, rework, and change orders. It is commonly used in Design-Build and CMAR delivery methods.
Context
Why It Matters in Bidding
Fast-tracking changes how estimators price and how risk is allocated, because bidding against incomplete documents means carrying allowances, assumptions, and contingency rather than firm quantities. It compresses the schedule but raises rework and change-order exposure, so estimators must clearly state design-completeness assumptions and qualify their numbers to protect margin when later design packages diverge from what was bid.
Example
Example
On a fast-tracked design-build warehouse, the estimator bids the foundation package off 60 percent drawings with stated allowances for rebar tonnage and slab thickness, noting that the price will be reconciled when the structural package is issued for construction.
See Also
Related Terms
FAQ
Questions Contractors Ask
How do you bid a fast-tracked project with incomplete drawings?
Price the released early packages firmly and carry the rest with documented allowances, assumptions, and contingency tied to the design-completion level. State every basis-of-bid assumption clearly so later packages can be reconciled fairly. This protects margin and gives the owner a transparent path for converting allowances to firm costs as design matures.
What are the cost risks of fast-tracking?
Overlapping design and construction increases rework, conflicts between later design and already-built work, and change orders. Procurement may commit to quantities before the design is final. Estimators offset this with higher contingency, clear assumptions, and phased pricing, while owners often accept the risk in exchange for an earlier completion date and revenue.
Which delivery methods use fast-tracking?
It is most common in Design-Build and Construction Manager at Risk, where the builder is engaged early and can release bid packages as the design develops. These methods support phased pricing and a guaranteed maximum price refined over time, making them better suited to overlapping phases than a traditional design-bid-build sequence.
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