Fast-track scheduling: overlapping design and construction via phased bid packages

One-line orientation

Fast-track compresses the project schedule by overlapping design and construction through phased bid packages, but it trades schedule savings for higher change risk — and it is a scheduling strategy, not a delivery method.

Key points

• Definition: fast-track = overlapping design phases with construction by issuing early bid packages for portions of the work (foundation, structural steel, envelope) before the overall design is complete.
• How it works: the project is broken into sequential bid packages. Package 1 (e.g., sitework/foundation) is designed and bid first; construction on that package starts while design continues on Package 2, and so on.
• Schedule impact: total project duration is compressed because design and construction proceed in parallel rather than in series.
• Risk profile:
  • Change risk rises — decisions made in later design packages may conflict with already-built work, forcing costly changes or rework.
  • Coordination gap risk — incomplete design integration between packages can create conflicts at interfaces (structure vs. MEP, envelope vs. interior).
  • The team should consider added contingency for fast-track uncertainty; the amount and where it is held depend on the project and contract.
• Scheduling tool: The Critical Path Method (CPM) is useful for tracking dependencies and the critical path among overlapping packages, but it is not required for every fast-track project.
• Delivery method pairing: fast-track is most common with CMc (Construction Manager as Constructor) delivery — the CM is involved early in design to advise on phasing, sequencing, and package content. It can also pair with Design-Build.
• Not a delivery method: fast-track describes schedule structure, not the contractual relationship between parties.

Fast-track: a series of bid packages, each its own design–bid–build

Each bid package runs its own design → bid → construction, released in sequence so early construction overlaps the design of later packages.

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Key

• Design
• Bid
• Construction

Fast-track is a scheduling strategy, not a delivery method. CPM is useful for tracking dependencies, but the scheduling method is a project decision.

Overlap raises coordination, change, and rework risk; the project team decides the scheduling method and appropriate contingency.

Confusions / comparison

	Traditional (linear)	Fast-track (overlapped)
Schedule	Longer — phases in series	Shorter — design and construction overlap
Cost certainty	Higher — full design before bid	Lower — incomplete design at construction start
Change / rework risk	Lower	Higher
Scheduling approach	Often simple to show on a Gantt chart	CPM is useful for complex dependencies; project team selects the method
Common delivery pairing	Design-bid-build	CMc, Design-Build

Related

→ pp-scheduling-methods-cpm (this module): how CPM can track fast-track dependencies · pp-construction-payment-basis (this module): fast-track commonly pairs with GMP/CMc payment structure · ProPractice — project delivery methods: CMc delivery (AIA A133/B133) is a common fast-track vehicle.