Managing Multiple Subcontractors on a Single Project
A good number of clients in this industry today are increasingly choosing to engage individual subcontractors instead of awarding the entire project to one main contractor. Others prefer to purchase materials directly, sometimes because they have access to suppliers offering cheaper rates through personal connections. The motivation is always about having greater control over expenditure, which is avoiding the contractor`s mark-ups.
However, saving on the contractor’s margin does not automatically translate into a cheaper project. The responsibilities that come with delivering a building do not disappear simply because they have been divided among several parties. In many cases, they shift to the client, who must now deal with the coordination, logistics and risks that a main contractor would ordinarily manage.
At times, you may need specialist execution and this is where different subcontractors come in. An electrical subcontractor is generally engaged to carry out electrical installations, while a plumber is responsible for plumbing works. Neither is necessarily contracted to provide overall site security, temporary electricity, water, common storage facilities or general site supervision. Their responsibility is usually limited to the agreed scope of work. Someone must therefore provide these shared resources and in this case, the client.
Storage is a consideration. Materials delivered by different subcontractors need secure storage, proper identification and controlled access. Without this, materials can be misplaced, damaged or used by the wrong team. The same applies to materials purchased directly by the client. Getting a lower price from a preferred supplier does not guarantee that the materials meet the required specifications. If defective materials are supplied, the subs will not take liable of them. The cost of delays, wasted labour and remedial work thereafter is on the client.
The greatest difficulty often arises where the work of one subcontractor affects another. Consider a project involving electrical, plumbing and door installation subcontractors. The electrician completes wiring in a wall, after which the plumber opens the same wall to adjust a pipe. The electrical installation is damaged, and the electrician must return to repair it. The electrician may argue that the damage was caused by another trade and should not be treated as part of their original scope.
Such incidents are not unusual on poorly coordinated projects. They lead to repeated site visits, wasted labour, disputes over additional payments and delays to subsequent activities. If the electrician is paid for the return visit, the client bears an additional cost. If the electrician refuses to return without extra payment, the project may stall. These problems become more expensive when several trades are working simultaneously without a coordinated programme and this is where effective project management comes in.
Effective project management begins with clearly defining each subcontractor’s scope, deliverables, exclusions and responsibilities. Work must be scheduled in the correct sequence, with dependencies between trades identified before they become problems on site.
The project manager must also coordinate material deliveries, allocate storage, monitor workmanship and maintain records of inspections, defects and variations. When damage occurs, these records help establish what happened, who was responsible and whether the cost falls within the original contract or constitutes additional work.
In conclusion, there is nothing inherently wrong with engaging subcontractors individually or purchasing construction materials directly. What matters is incorporating adequate management support for the entire workflow and resources.
However, saving on the contractor’s margin does not automatically translate into a cheaper project. The responsibilities that come with delivering a building do not disappear simply because they have been divided among several parties.
For more information, reach out to us via info@rickfes.co.ke
At Rickfes Construction Ltd., we help both local and diaspora clients coordinate multiple subcontractors, manage construction schedules, monitor quality, track costs and resolve coordination challenges. We provide professional oversight to help keep your project organised, accountable and aligned with its budget, programme and quality requirements.
