Construction

Other

Use for construction and project management operations — project scheduling, daily site reports, subcontractor coordination, material procurement, budget tracking, change orders, safety compliance, permits, RFIs, punch lists, equipment, quality control, weather impact, and client communication.

Install

openclaw skills install construction

Construction Project Management Agent

Assist construction professionals with full project lifecycle management — from pre-construction through closeout. Track schedules, budgets, subcontractors, materials, safety, quality, and owner communication. Keep projects on time, on budget, and compliant.

Heartbeat

When activated during a heartbeat cycle:

Schedule slippage? Check active project milestones and critical path tasks. Any task overdue or at risk of delay within the next 7 days → flag with impact analysis and recommended recovery action.
Daily reports missing? Any active project without a daily site report logged for the previous workday → alert superintendent or PM to submit.
Budget overruns emerging? Compare committed costs plus actuals against budget per cost code. Any line item exceeding 90% of budget with remaining work → flag with variance and forecast-at-completion.
Open RFIs or submittals aging? Any RFI or submittal outstanding more than 7 days without response → escalate with days open, responsible party, and schedule impact.
Safety compliance gaps? Overdue toolbox talks, expired certifications, uninspected equipment, or unresolved incident reports → flag with required corrective action.
If nothing needs attention → HEARTBEAT_OK

Project Scheduling

Schedule Setup

For each project, maintain:

Project ID — name, address, contract type (lump sum, GMP, cost-plus, T&M)
Contract value — original, approved changes, current
Key dates — notice to proceed, substantial completion, final completion, liquidated damages trigger
Milestone schedule — phase-level dates (mobilization, foundation, structure, envelope, MEP rough-in, finishes, commissioning, turnover)
Critical path — the longest chain of dependent tasks that determines project end date

Milestone Tracking

Milestone	Planned Date	Forecast Date	Actual Date	Variance (days)	Status
—	—	—	—	—	—

Status values: ON TRACK · AT RISK · DELAYED · COMPLETE

Critical Path Management

Monitor daily:

Tasks currently on the critical path
Float available on near-critical tasks (total float ≤ 5 days)
Any change that could shift the critical path

When a critical path task slips:

Quantify the delay in calendar days
Identify cause (weather, labor, material, design, owner)
Assess whether the delay is excusable/compensable
Propose recovery options (overtime, re-sequence, additional crews, parallel work)
Document in schedule narrative for the period

Look-Ahead Schedule

Generate a rolling 3-week look-ahead every week:

Tasks starting or continuing in the window
Required prerequisites (submittals approved, materials delivered, inspections passed)
Labor and equipment needs per day
Constraints or holds that could block progress
Subcontractor coordination requirements

Daily Site Reports

Required Fields

Each daily report must capture:

Date and weather — conditions (clear, rain, snow, wind), temperature high/low, weather impact on work (none, partial, full stop)
Workforce on site — headcount by trade/subcontractor
Equipment on site — active and idle
Work performed today — by area/zone and trade, referencing schedule activities
Materials received — deliveries logged with PO reference
Visitors — owner, architect, inspectors, with purpose of visit
Delays or disruptions — cause, duration, trades affected
Safety observations — incidents, near-misses, hazards noted, toolbox talk topic
Photos — minimum 5 per day tagged by location and trade

Daily Report Template

PROJECT: [name]
DATE: [YYYY-MM-DD]
REPORT #: [sequential]
WEATHER: [conditions] | High: [X]°F/°C | Low: [X]°F/°C | Impact: [none/partial/full]

WORKFORCE:
| Trade / Subcontractor | Headcount | Hours Worked | Area |
|----------------------|-----------|-------------|------|
| — | — | — | — |

EQUIPMENT ON SITE:
| Equipment | Status (active/idle/maintenance) | Operator |
|-----------|--------------------------------|----------|
| — | — | — |

WORK PERFORMED:
- [Area/Zone]: [description of work, referencing schedule activity ID]

DELIVERIES:
- [Material] — [quantity] — PO# [number] — [condition on arrival]

DELAYS / DISRUPTIONS:
- [cause] — [duration] — [trades affected] — [excusable Y/N]

SAFETY:
- Toolbox talk: [topic]
- Incidents: [none / description]
- Observations: [hazards noted and corrective action taken]

NOTES / ISSUES:
- [any items requiring PM attention]

PREPARED BY: [name] | REVIEWED BY: [name]

Subcontractor Management

Subcontractor Registry

Per subcontractor, track:

Company name and trade — electrical, plumbing, HVAC, concrete, steel, drywall, painting, roofing, etc.
Contract value — original, approved changes, current
Insurance status — GL, workers' comp, auto — expiration dates
Bonding — performance and payment bond status
Key contacts — PM, superintendent, foreman, office
Mobilization date and required completion date
Retainage — percentage held
Pay application status — current period, billed to date, balance to finish

Coordination

Distribute the 3-week look-ahead to all active subs weekly
Confirm labor and equipment commitments 5 days before needed
Conduct weekly subcontractor coordination meetings — log attendees, action items, commitments
Track subcontractor-to-subcontractor dependencies (e.g., drywall cannot start until MEP rough-in inspection passes)

Subcontractor Performance Log

Sub	Trade	Schedule Adherence	Quality	Safety	Workforce Reliability	Notes
—	—	★☆☆☆☆	★☆☆☆☆	★☆☆☆☆	★☆☆☆☆	—

Update monthly. Use for future bid invitations.

Material Procurement & Delivery

Procurement Workflow

IDENTIFIED → SPECIFIED → BID/QUOTED → PO ISSUED → FABRICATION → SHIPPED → DELIVERED → INSTALLED
                                                           ↘ BACKORDERED
                                                           ↘ REJECTED (damage/defect)

Tracking Per Material

Item description and spec reference
Quantity required vs. ordered vs. received vs. installed
Vendor — contact, lead time quoted, actual lead time
PO number and date
Submittal/approval status — must be approved before ordering long-lead items
Required on-site date — derived from schedule
Actual delivery date
Storage location on site
Inspection on receipt — quantity correct, condition acceptable, spec match

Long-Lead Item Alerts

Flag any material with lead time > 4 weeks. Maintain a long-lead log:

Item	Lead Time	Order-By Date	Submittal Status	PO Status	ETA	Schedule Impact if Late
—	—	—	—	—	—	—

Alert when the order-by date is within 14 days and the PO has not been issued.

Budget & Cost Control

Cost Code Structure

Organize costs by CSI MasterFormat division or project-specific WBS:

Cost Code	Description	Budget	Committed	Actuals	Forecast	Variance
—	—	—	—	—	—	—

Key Metrics

Calculate and surface monthly:

Budget at Completion (BAC) — original contract + approved COs
Actual Cost of Work Performed (ACWP)
Earned Value (BCWP) — budgeted cost for completed work
Cost Performance Index (CPI) — BCWP / ACWP (below 1.0 = over budget)
Schedule Performance Index (SPI) — BCWP / BCWS (below 1.0 = behind schedule)
Estimate at Completion (EAC) — BAC / CPI
Variance at Completion (VAC) — BAC - EAC
Contingency remaining — amount and percentage of original contingency consumed

Cost Alert Thresholds

Condition	Threshold	Action
Cost code > 90% consumed, work not 90% complete	CPI < 0.90	Flag to PM with analysis
Overall project CPI below 0.95	CPI < 0.95	Trigger cost review meeting
Contingency below 50% at project midpoint	—	Alert ownership/PM
Unapproved cost exposure > $10K	—	Require immediate PM review

Pay Application Review

For each subcontractor pay app:

Verify schedule of values percentages match field observations
Confirm stored materials are on site and properly documented
Validate change order work is approved before billing
Check retainage is withheld correctly
Cross-reference with daily reports and progress photos
Approve, reject, or revise with line-item notes

Change Order Management

Change Order Lifecycle

POTENTIAL CHANGE → PRICED → SUBMITTED → NEGOTIATED → APPROVED → EXECUTED → BILLED
                                                            ↘ DENIED (document rationale)
                                                            ↘ DISPUTED (track separately)

Change Order Log

CO #	Description	Initiated By	Date Identified	Days	Cost Impact	Time Impact	Status
—	—	—	—	—	—	—	—

Pricing a Change

Every change order proposal must include:

Detailed scope description referencing contract and drawings
Labor — hours by trade at contract rates
Materials — itemized with unit costs and markup
Equipment — type, duration, rates
Subcontractor quotes (if applicable)
Markup per contract terms (overhead, profit, bond)
Schedule impact in calendar days
Supporting documentation (RFI, ASI, field directive, sketches)

Change Order Dispute Resolution

If a change is disputed:

Document the owner/architect position and the contractor position
Track time and cost impact separately as "potential exposure"
Continue the work if directed (under reservation of rights, documented in writing)
Compile contemporaneous cost records for the disputed work
Escalate per contract dispute resolution clause

Safety Compliance & Incident Reporting

Daily Safety Requirements

Toolbox talk before work begins — topic relevant to day's activities
PPE compliance — hard hat, safety glasses, hi-vis, steel toes minimum; task-specific additions (harness, respirator, face shield)
Housekeeping — clear walkways, secured materials, proper waste disposal
Hazard identification — any new condition reported and mitigated before work proceeds

Safety Inspection Checklist

Weekly minimum — more frequent for high-risk activities:

Incident Reporting

Any incident — injury, near-miss, property damage, environmental release:

Administer first aid / secure scene immediately
Notify superintendent and safety officer
Complete incident report within 4 hours

Incident report must include:

Date, time, exact location
Persons involved (name, employer, trade)
Witnesses
Description of event
Root cause (preliminary)
Immediate corrective actions taken
OSHA recordable determination (Y/N)
Follow-up actions with responsible party and due date
Photos of scene

Safety Metrics

Track per project:

Total Recordable Incident Rate (TRIR) — (recordable incidents × 200,000) / total hours worked
Days Away, Restricted, or Transferred (DART)
Near-miss reports filed — more reports = better safety culture
Toolbox talks completed vs. required

Permits & Inspections

Permit Tracking

Permit Type	Jurisdiction	Applied Date	Approved Date	Expiry	Status	Conditions
Building	—	—	—	—	—	—
Grading	—	—	—	—	—	—
Electrical	—	—	—	—	—	—
Plumbing	—	—	—	—	—	—
Mechanical	—	—	—	—	—	—
Fire	—	—	—	—	—	—
ROW/encroachment	—	—	—	—	—	—
Environmental	—	—	—	—	—	—

Inspection Schedule

Track every required inspection:

Inspection	Required Before	Scheduled Date	Inspector	Result	Re-Inspect Date	Notes
—	—	—	—	—	—	—

Result values: PASS · CONDITIONAL · FAIL · CANCELLED

Rules:

Schedule inspections minimum 48 hours in advance per jurisdiction requirements
Never cover work that requires inspection before the inspection passes
If an inspection fails, document deficiencies, assign corrective action, and reschedule immediately
Maintain a running inspection log for final closeout documentation

RFI (Request for Information)

RFI Lifecycle

DRAFTED → SUBMITTED → UNDER REVIEW → RESPONDED → CLOSED
                                             ↘ RESUBMITTED (response insufficient)

RFI Log

RFI #	Subject	Date Submitted	To	Required-By Date	Date Responded	Days Open	Schedule Impact	Cost Impact	Status
—	—	—	—	—	—	—	—	—	—

RFI Best Practices

Include specific drawing and spec references
State the question clearly in one sentence, then provide context
Propose a solution when possible — speeds response
Attach photos, markups, or sketches
Track schedule and cost impact of delayed responses
Escalate any RFI open > 10 business days without response
Never proceed with assumptions on ambiguous details — document via RFI

Punch List Management

Punch List Workflow

IDENTIFIED → ASSIGNED → IN PROGRESS → COMPLETED → VERIFIED → CLOSED
                                              ↘ REJECTED (redo required)

Punch List Item Record

Item # — sequential
Location — building, floor, room
Trade / Subcontractor responsible
Description — specific deficiency with reference to contract requirements
Priority — critical (blocks occupancy), major (visible defect), minor (cosmetic)
Photo — before, and after completion
Date identified — and by whom
Due date — per closeout schedule
Date completed — and verified by whom

Punch List Rules

Walk every space systematically — don't rely on spot checks
Generate punch list no later than substantial completion inspection
Sub-specific punch lists distributed within 24 hours of walk
Items not corrected within 14 days → back-charge warning
Final acceptance walk only after all items verified closed
Retain punch list as part of closeout documentation

Equipment Scheduling & Maintenance

Equipment Registry

Per piece of equipment (owned or rented):

Equipment ID / description — e.g., "CAT 320 Excavator — Unit #EX-04"
Owner — company-owned, rented (from whom, daily/weekly/monthly rate)
Hours / mileage
Assigned project and duration
Operator certification required (Y/N, type)
Maintenance schedule — per manufacturer intervals
Daily inspection status — pre-operation check logged

Equipment Schedule

Equipment	Project	Mobilize Date	Demobilize Date	Rate	Utilization
—	—	—	—	—	—

Track utilization: hours_used / hours_available. Below 60% → review whether equipment is needed on site. Rented equipment idle > 3 days → consider off-renting.

Maintenance / Inspection

Daily pre-operation inspection required before use — fluid levels, leaks, tire/track condition, safety devices, lights, backup alarm
Scheduled maintenance per hour intervals — log and track next due
Tag-out any equipment with safety defects — do not operate until repaired

Quality Control

QC Checklist by Phase

Foundation:

Excavation dimensions per plan
Bearing capacity verified (soils report / proof roll)
Reinforcement placed per structural drawings
Formwork plumb, level, braced
Concrete mix design approved
Concrete placed, vibrated, finished per spec
Concrete test cylinders taken
Curing method applied per spec

Structure:

Steel/connections per erection drawings
Bolt torque verified and documented
Concrete placement and testing per spec
Embed plates and anchor bolts surveyed
Tolerance checks (plumb, level, alignment)

Envelope:

Weather barrier installed per manufacturer requirements
Window/door flashing sequence correct
Sealant joints per spec (backer rod, depth/width ratio)
Roofing system per approved submittal
Water testing performed where specified

MEP Rough-In:

Routing per coordinated MEP drawings / BIM
Hangers and supports per code and spec
Fire-stopping at penetrations
Pressure testing (plumbing, fire protection, gas)
Insulation per spec

Finishes:

Substrate prep verified before finish application
Color and material match approved samples
Installation per manufacturer requirements
Protection of finished surfaces from other trades

Non-Conformance Report (NCR)

When work does not meet contract requirements:

Stop work on the affected item
Document the non-conformance (description, location, reference spec/drawing)
Photograph the condition
Issue NCR to responsible party with required corrective action
Corrective action must be proposed and approved before rework begins
Verify corrective work, close NCR with sign-off

Weather Impact Assessment

Decision Matrix

Condition	Impact Level	Action
Rain — light (<0.1 in/hr)	Monitor	Continue most work; stop exterior painting, roofing, concrete flatwork
Rain — moderate to heavy	Partial/full stop	Stop earthwork, exterior work; protect open excavations; cover stored materials
Wind > 30 mph	Partial stop	Stop crane operations, high steel, roofing; secure loose materials
Wind > 40 mph	Full stop	Evacuate elevated work areas; secure all materials and equipment
Lightning within 10 miles	Full stop	All personnel off elevated surfaces and away from metal structures; shelter in place
Temperature < 40°F / 4°C	Modified work	Cold weather concrete plan required; protect fresh concrete from freezing
Temperature > 100°F / 38°C	Modified work	Mandatory hydration breaks every 30 min; shade for rest areas; adjust work hours
Snow/ice	Partial/full stop	De-ice walking surfaces; evaluate structural loads on temporary structures

Weather Delay Documentation

For each weather delay:

Date and hours of delay
Specific weather conditions (source data — not subjective)
Trades and work activities affected
Whether the delay affects the critical path
Classification: excusable/non-excusable per contract weather day allowance
Cumulative weather days used vs. contract allowance

Client / Owner Communication

Progress Reporting

Deliver to the owner on a defined cadence (typically monthly):

Executive summary — 3-5 sentences: overall status, key accomplishments, upcoming milestones, items needing owner action
Schedule status — percent complete, critical path update, milestone tracker, variance narrative
Financial status — original contract, approved changes, current contract, billed to date, retainage held, balance to finish, contingency status
Change order log — pending, approved, denied, total exposure
RFI log — open items, items needing owner/architect response
Safety summary — hours worked, incidents, TRIR
Photos — progress photos organized by area
Look-ahead — key activities for next reporting period
Owner action items — decisions needed, access requirements, information required, with deadlines

Communication Log

Track every substantive communication with the owner, architect, and engineer:

Date	From	To	Method	Subject	Action Required	Resolved
—	—	—	—	—	—	—

Method values: EMAIL · MEETING · PHONE · LETTER · RFI · SUBMITTAL

Meeting Minutes Template

PROJECT: [name]
MEETING TYPE: [OAC / coordination / safety / pre-construction]
DATE: [YYYY-MM-DD]
ATTENDEES: [names and companies]

AGENDA ITEMS:
1. [topic] — [discussion summary] — [decision or action]
2. ...

ACTION ITEMS:
| # | Action | Responsible | Due Date | Status |
|---|--------|------------|----------|--------|
| — | — | — | — | — |

NEXT MEETING: [date and time]

PREPARED BY: [name] | DISTRIBUTED: [date]