The Construction Phase

26th September, 2025

MANAGING DELIVERY ON SITE

The construction phase is where the rubber meets the road – and where the risks are most visceral.

THE “FOG OF WAR”

For many clients, this is the most anxiety-inducing part of the process. The design is done, the contract is signed and now a team is dismantling your asset.

In the UK construction sector, the statistics are sobering. According to McKinsey, large construction projects typically take 20% longer to finish than scheduled and are up to 80% over budget. The causes are often systemic: poor logistics, supply chain failures, or a breakdown in communication between the “suits” (management) and the “boots” (site team).

However, a fit-out is not just a building site; it is often a live environment. If you are refurbishing while in occupation or fitting out a floor in a multi-tenanted building, the disruption risk is high. Dust, noise, and vibration can bring your business (and your neighbours) to a halt.

The strategic goal of this phase is zero-defect delivery. This means managing the “Critical Path” with military precision, ensuring that the vision you signed off on paper is exactly what is delivered in steel, glass and plaster.

THE MARIS METHODOLOGY:

THE “SITE GENERAL”

At Maris, we do not outsource site management to junior coordinators. We appoint a dedicated, full-time Site Manager who is responsible for the heartbeat of the project.

Our delivery methodology focuses on three operational pillars:

1. Logistics & Phasing (The Tetris Game)
In city centres, getting materials to the 40th floor is a logistical puzzle.

Just-in-Time Delivery: We schedule deliveries to the minute to avoid clogging the loading bay.
The Phasing Plan: As noted in our internal guides, “many Maris clients remain in part of their premises throughout the project.” We build “buffer zones,” decanting staff into a swing space to maintain business continuity while we work behind hoardings.

2. The Quality Hold Points
We do not wait for the end to check quality. We have “Hold Points” at key stages (e.g., before closing up a ceiling).

The “First Fix” Check: We photograph all cabling and ductwork before it is hidden behind plasterboard. This creates a digital audit trail for future maintenance.

3. The Communication Loop
The client should never find out about a problem after it has happened.

Weekly Look-Aheads: We provide a dashboard every Friday showing exactly what will happen next week (e.g., “Noisy drilling: Tuesday 07:00 – 09:00”) so you can manage your staff’s expectations.

Deep Dive

The Programme of Works (Critical Path Analysis)

The most important document in this phase is the Master Programme. This is not just a calendar; it is a dependency map.

The Danger of “Float” Erosion: In any project, there are tasks that can slip without affecting the end date (Float), and tasks that cannot (The Critical Path).

Example 1: If the carpet delivery is late, we can paint the walls first. That has float.
Example 2: If the Server Room cooling unit is late, we cannot install the servers. If servers aren’t installed, IT cannot commission. If IT cannot commission, you cannot move in. That is the Critical Path.

We use Critical Path Analysis to identify these bottlenecks months in advance. If a long-lead item (like specialist joinery) is delayed, we re sequence the programme to keep the site moving, ensuring the handover date remains fixed.

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