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Thermal bridges: Isokorf

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Reducing fit-out time in a Netherlands Housing Project

In the Netherlands the fit-out time of newly built row houses in series from 50 to 100 units can be eleven weeks. On such projects a large number of subcontractors is common (40 to 50) and adds to the complexity of the construction process. This paper describes key data of a standard fit-out procedure of a project of 82 dwellings, with an average fit out time of 35 days. Two dwellings were singled out for a pilot project with a target fit-out time of two weeks. This project in general has a high degree of consumer options; the two dwellings represent different levels of equipment and finishing. In a Last Planner System inspired planning session the planned fit-out time was reduced to two weeks. For this pilot the subcontractors made ad hoc combinations that worked as multi skilled teams in order to reduce the number of decision-making parties. Materials were bundled per unit per day. The time planning unit used was two hours. The real fit-out processes are described as cases, with special attention to external interferences and internal non-value adding activities. The fit-out time was reduced from 35 to 11 and 19 days for the respective dwellings. Although there were many hitches in the process caused by the different way of working the pilot demonstrated that the fit-out time per dwelling could be reduced considerably. The tradesmen of different subcontractors were asked to collaborate crossing the traditional discipline’s borders, which was experienced as positive. The main contractor was positive about planning the work on two-hour time slots and has decided to do a second test with a larger number of units.

Last updated:

10 September, 2010

Ype Cuperus

Lean Open value stream mapping last planner system lateral thinking Pattern Language Biomimicry Landscape Townscape Serial vision space syntax Route scenique Route architecturale Transformation Flexibility Changeability Responsiveness Control Time based building John Habraken tectonics