Subcontractor Management Index
Purpose: Subcontractor selection, contracts, coordination, and performance
Audience: Project Managers, Superintendents, Operations
Documents in This Section
| Document | Description | Priority |
|---|---|---|
01-prequalification.md | Subcontractor vetting process | High |
02-subcontract-execution.md | Contract requirements and process | Critical |
03-coordination-procedures.md | Daily/weekly coordination | High |
05-performance-evaluation.md | Tracking and rating sub performance | Medium |
04-backcharge-procedure.md | Processing backcharges | Medium |
07-sub-default-procedures.md | Handling sub default | Reference |
Subcontractor Lifecycle
Prequalification → Bidding → Selection → Contract →
Mobilization → Execution → Payment → Closeout → Evaluation
Prequalification Checklist
Before bidding any subcontractor:
Financial:
- Business license current
- Bonding capacity verified
- Financial statements (if required)
- Credit references checked
Insurance:
- Certificate of insurance obtained
- Limits meet requirements
- Additional insured endorsement
- Workers' comp coverage verified
Safety:
- EMR obtained (target < 1.0)
- Safety program reviewed
- OSHA violation history checked
- Safety questionnaire completed
Experience:
- Similar project experience
- References checked
- Key personnel identified
- Capacity confirmed
Insurance Requirements Summary
| Coverage | Minimum Limit |
|---|---|
| General Liability | $1,000,000 per occurrence |
| Aggregate | $2,000,000 |
| Auto Liability | $1,000,000 |
| Workers' Compensation | Statutory limits |
| Umbrella (projects over $1M) | $5,000,000 |
Pre-Work Requirements
Before any subcontractor starts work:
- Executed subcontract on file
- Insurance certificate (compliant)
- Safety orientation completed
- Preliminary notice sent (by sub)
- Applicable permits obtained
- Submittals started
- Coordination meeting held
Payment Requirements
With every sub pay application:
- Accurate schedule of values
- Conditional lien waiver (current)
- Unconditional lien waiver (previous)
- Lower-tier waivers
- Certified payroll (if prevailing wage)
- Current insurance certificate
Performance Metrics
| Metric | Target | Weight |
|---|---|---|
| Schedule Performance | On time | 25% |
| Quality | No rework | 25% |
| Safety | Zero incidents | 20% |
| Administration | Complete/timely | 15% |
| Communication | Responsive | 15% |
Related Software
- Field Coordination - BLDR Pro, Procore, Buildertrend
- Sub Database / CRM - CRM.Construction, HubSpot, Salesforce