Building Construction, Remodelling and Renovation

Project Management

The Role of The Project Manager

project management

Building projects are, by their very nature, highly complex. There are many different tasks to be completed and at each stage there are pitfalls and sources of endless frustration for the unwary.

Project Management is the process of managing this complex series of tasks and the many professionals that each play their part in bringing a project to fruition.

The Project Manager's role is to act as the client's advocate and to ensure that a building project is executed:

  1. to the standard and specification required,
  2. within a predetermined budget and
  3. within a planned timescale.

To achieve this it is necessary to have a comprehensive understanding not only of aspects of the building process but also of the unique challenges presented by working within the cultural and bureaucratic environment of Indonesia.

Many people come to Indonesia to build their dream home or to invest in this dynamic and stimulating country and, sadly, a significant number find the process both demanding and highly stressful. The most common experience is that everyone is trying to take advantage and it is difficult to find people with integrity to represent their interests.


It is on this need for integrity that is the basis on which Wilson and Associates has established itself. Our goal is to look after the interests of our clients by providing technical and operational advice and support and by managing projects from inception to completion. With years of experience in the industry we know the strengths and weaknesses within the systems and the people who who work within them.

We pursue ethical standards and working relationships built on fairness, trust and mutual respect. In this way we remove the stress and the risk of failure for our clients while building higher standards of behaviour and levels of performance from both specialists and contractors.

Building Specifications and Standards

bamboo house Bali

It is important in any construction project that everyone concerned is fully aware of what the final outcome is to be. Land Certificates and Building Permits are to be obtained. Design drawings and a Bill of Quantities prepared that clearly define in complete detail exactly what the building design will be and what construction will provide. Materials to be used, surface finishes, specifications of equipment and fittings must all be stated and included within the contract documentation. Compliance with Indonesian building standards must be agreed and statement of progress payments and maintenance periods must also be included.

Design documentation must be signed off by the relevant specialists involved to ensure they take legal responsibility of their designs.

Inspection is carried out during the construction process to ensure compliance with the agreed defining documentation.

Budget Management and Cost Control

During the design and documentation stages of the project a comprehensive Bill of Quantities is prepared that defines the full cost of the project. Contract documentation also defines the stages of payments to be made to contractors as the project proceeds.

The quantity surveyor prepares regular assessments of the progress made against the Bill of Quantities and this is used by the Project Manager to request payments by the clients and approve paymenst to specialists and contractors.

The Project Manager oversees these functions and manages a set of accounts for the project to ensure accurate ongoing control of all expenses on behalf of the client.

Time Management

The Project Manager prepares a Critical Path Analysis for the project which defines all the tasks to be completed and allocates timescales for their commencement and completion.

The Critical Path is the sequence of the longest tasks which defines the earliest possible completion date for the project.

Using this analysis the Project Manager is able to keep the project running within predetermined timescales and ensure timely completion.

Project Specialists and Their Roles

In any construction project it is important to know of the many specialists whose skills are required and to understand the roles they play in bringing a project to a satisfactory conclusion. It goes without saying that these specialists must be both qualified in their fields of expertise and experienced in the practicality of applying their skills.

The Project Manager directs and facilitates the work of these professionals.

The specialists are as follows:

Specialist Role

Project Manager

To examine and uphold the needs of the client.
To plan and execute the project managing the input of the many specialists with integrity and objectivity.

Public Notary/PPAT

To carry out legal processes to investigate the status of the land
To prepare documents and execute the transfer of land ownership
To prepare and oversee the signing of all legal documentation.

Land Surveyor

To determine the exact outline of the land.
To establish contours and the topography of the land.

Soil Scientist To investigate the stability and load bearing capacity of the land.
Architect To design the buildings
Structural Engineer To design retaining walls, foundations and structures
Landscape Architect To design the external areas around the buildings including gardens, water features, fishponds, pathways, steps, pergolas, decking and planting plans.
MEP Design Engineer

To design all mechanical, electrical and plumbing installations including water supply, sewerage, lighting, power, air conditioning and drainage systems.
To oversee the installation work and ensure compliance.

Swimming Pool Consultant To design and supervise the installation of swimming and plunge pools.
Quantity Surveyor

To prepare a Bill of Quantities specifying exactly what will be supplied within the project and what is the cost.
To provide regular assessments of work completed for the purpose of paying progress payments.

Builder To carry out the contsruction work.
Construction Supervisor To oversee the construction contractors.
Building Inspector To carry out independent objective inspections of the construction work.
Electrical Contractor To install all electrical installations
PLN To install and maintain the electrical supply to the property.
Plumbing Contractor To install all plumbing installations.
PDAM To install and maintain government water supply to the property.
Horticulturalist To install the landscaping.

Checks and Balances Safeguard the Client

Some of these specialists perform functions that provide checks and balances in the construction process and it is important that in assembling the project team these safeguards are established and maintained to protect the interests of the client.

For example building design is a combination of artistic creation and technical requirement and it is important that both an architect and a structural engineer are involved in the design process (architects are not structural engineers). There may be conflict between these roles but, while it is important to create an attractive property, it is also essential that buildings can withstand earthquakes and provide a safe living environments.

It is also important that quantity surveyors and building inspectors monitor the performance of builders and contractors to ensure that buildings are constructed as specified in contract documentation and within budget.

Tasks in a Typical Building Project

Here is a list of the many tasks involved in a typical building project:

  • Land selection

  • Due diligence

  • Land purchase

  • Land survey and topography

  • Soil testing

  • Architectural design

  • Structural engineering design

  • IMB documentation and approval

  • MEP design

  • Landscaping design

  • Bill of quantities

  • Builder selection

  • Contract preparation with payment schedule and guarantee arrangements

  • Construction of earthworks and foundations

  • Foundation inspection

  • Construction of the structure

  • Structural inspection

  • PLN supply connection

  • Electrical installation

  • Water supply

  • Plumbing installation

  • Building completion

  • Finishing

  • Landscape hardscaping

  • Landscape planting

  • Progress assessments

  • Progress payments

  • Handover inspection