Overcoming Finish-Phase Delays in Multifamily Construction Projects
The final or “start-of-finishes” stage in a multifamily project is crunch time: all the trim carpentry, cabinets, countertops, and finishes come together in hundreds of units. This blog shows how GCs/PMs can diagnose and fix common snags that threaten to stall the project.
We’ll review typical root causes of finish-phase delays and then lay out two step-by-step SOPs: one for recovering momentum on the existing plan, and another for when you must swap in a new subcontractor. Our goal is practical, field-tested advice that helps your team become turnover-ready.
We included a downloadable guide below too!
| Quick Navigation | |
|---|---|
| Section | Summary |
| Common Root Causes | How early-stage planning gaps snowball into delays |
| Identify and Recalibrate | A field-tested process to get stalled finish work back on track |
| Delegating to a New Sub | How to cleanly replace a trade partner without derailing turnover |
Common Root Causes of Finish-Phase Delays
If you’re facing delays now, they likely stem from missed cues during planning. In multifamily projects, small oversights can snowball quickly—especially during installation. Here are a few things that might’ve been overlooked.
Was the scope 100% clear before awarding? Vague or incomplete bids often hide missing scope. Things like cabinet hardware, countertop backsplash, or support brackets may be left out, leading to change orders or rework.
Does the subcontractor have enough skilled labor to support the schedule? Some subcontractors may be fine with 50 units but can’t scale to hundreds. Look for signs like overuse of temp labor, failure to show up with the required crew size, or installation rate.
Were lead times, deliveries, and backup materials confirmed before mobilization? Cabinet and countertop delays often stem from missed ship dates, unverified fabrication times, or insufficient planning for reorders. Even small reorders can take weeks. Always ensure extra material is available on site to cover damages or shortages.
Are trades coordinating their work effectively on-site? Lack of site-level coordination leads to install conflicts. For example, if plumbing isn’t prepped before cabinet install, you’re set up for rework.
Is there a QA/QC system in place to catch issues early and avoid repeat visits? Without regular inspections and shop-drawing reviews, installation errors slip through and multiply across units. Poorly managed punch systems can lead to multiple return trips to the same unit, draining time and labor.
Was the schedule realistic, and are scope changes under control? Overly aggressive timelines or late design changes can overload the schedule. Last-minute revisions throw off sequencing and make turnover harder.
These causes align with a multifamily “field-level challenges” analysis: any weak link in planning, materials, manpower or coordination can stall turnover. By recognizing these root issues, a GC can more quickly diagnose delays on a project.
Not sure if your cabinet and countertop bids were clear enough? See 9 Things On Your Checklist When Choosing the Right Cabinet & Countertop Partner
SOP 1: Identify and Recalibrate
Once delays surface, it’s time to stop reacting and start recalibrating. This step is about identifying where the bottlenecks are, understanding the impact, and deploying targeted solutions. Here’s a step-by-step guide:
Audit Field Conditions: First, walk the site (or even each unit if possible) and inspect current status.
Check for:
Material issues: Are all cabinet parts/countertops onsite and undamaged? Any missing orders or mismatches?
Quality snags: Inspect installed work for defects that need rework.
Obstructions: Are earlier trades (like plumbing or wiring) incomplete, holding up the finishers?
Supervision: Who is leading each crew? Are their foremen enforcing schedules and quality?
Review the Original Plan vs. Actual: Gather your schedule and key documents (baselines, phasing plans, submittals) and compare them to current progress. Review what was planned versus what’s been done.
Ask:
Where are we slipping?
Which tasks are behind, and why?
Is the critical path still accurate?
Are issues repeating across units or phases?
Work with your subcontractors to spot patterns. Address problems early, together, to avoid repeat mistakes in the next phases.
Build a Recovery Schedule (New Baseline): Map out all remaining tasks in detail: list each punch list item, install, inspection, etc., with realistic durations. Identify logical sequences and any new dependencies. Make a “new baseline schedule” of the remaining work (with durations and risk buffers) so everyone knows exactly what’s left. Be granular – e.g. mark each unit’s cabinetry install, countertop templating, appliance hook-up as separate tasks. This fresh look tells you where to apply resources.
Ask the Key Questions: Meet with your superintendents and subs and drill down:
Workforce: “How many crews do you have on site? How many units per week can you complete with your current crew size?” (If a sub can only do a few units per week, consider adding crew or splitting scope.)
Materials: “Which shipments are outstanding? Are extra materials available? Can we source any items locally or use temporary substitutes while waiting?” (Phased/just-in-time deliveries may help.)
Schedule: “Which tasks are on the new critical path? What exactly is causing each one to slip?”
Coordination: “Is any trade idle because of another? Do we need to resequence work (e.g. flip the order of installs)?”
Change Orders: “Have last-minute changes been fully approved and priced? Could any scope be simplified to save time?”
Prioritize the Bottlenecks: Triage the issues you found. Focus first on anything blocking other work. For example, if countertop templating is delayed because plumbing isn’t done, get the plumbers moving or reroute other finish tasks until it’s free. If a backlogged punch list is keeping units from being closed out, assign extra crew to knock it out. Essentially, clear the path for the next set of deliverables so no crew is stalled.
Deploy Immediate Solutions: Take direct action on the top issues:
Add labor or shifts. If possible, put on overtime or a second shift for the slow trades. Even a few extra hours can pay off quickly in the final push.
Expedite shipments. Contact suppliers to fast-track any missing orders. Arrange partial deliveries if possible (e.g. deliver one floor’s cabinets first, rather than all at once). Make sure there are extra materials on hand.
Reassign tasks. If one sub is lagging, see if another can share the load (e.g. have an interior finishing crew help clear punch-list items).
Increase oversight. Put your best foreman on the problem area, or bring in a project manager to coordinate that trade more closely.
Use temporary fixes. For example, cover over an unfinished section of wall to allow painting to proceed, then come back later with touch-ups.
Communicate & Monitor Daily: Institute brief, daily stand-up meetings on site. Have each trade report their next-day plan and any barriers. Keep updating the recovery schedule each day. Visibility keeps everyone accountable.
⚠️ Note: These are short-term tactics. Expect to adjust your plan mid-stream and use some overtime or budget to catch up. The goal is to restore momentum and get units turnover-ready. Quick, on-the-ground fixes are far more important than a rigid original schedule at this point.
SOP 2: Delegating to a New Sub
Sometimes, despite best efforts, a subcontractor remains the bottleneck. In that case, switching to a new, better-qualified sub can be the right call. This is disruptive, so do it cleanly:
Evaluate the Need: First confirm that replacement is warranted. Document the existing sub’s failings (missed deadlines, poor quality, lack of manpower, etc.).
Prepare the Exit: Review the contract for termination provisions and notice requirements. Talk to legal or contracts staff if needed. Meet with the sub to give formal notice of deficiencies and, if you choose to terminate, set a clear cutoff date. Collect any liens or commitments owed. Arrange for an orderly handover of tools/equipment and any work already in progress that they will walk away from. Throughout, remain professional – you want to avoid more delay or claims.
Vet and Onboard the Replacement: Ideally, you have a list of prequalified alternates. Screen them quickly using the same criteria you should have in precon: ask about their multifamily experience, check references, and verify they have dedicated crews and fabrication capacity. Also confirm they can meet your timeline needs. Once chosen, meet immediately with the new sub’s project lead. Hand over all design documents, photos of existing conditions, and a punch list of what remains. Make sure they understand the exact scope left.
Minimize Disruption: Try to stagger the transition. If possible, have the old sub finish up a few more easy tasks (like returning empty totes or clearing the site) while the new sub mobilizes. Align schedules so the new crew can start work as soon as possible. Introduce the new sub to the owner/developer if needed to signal continuity. Provide them access to your project management tools (schedules, BIM models, RFI logs, etc.) so they can hit the ground running.
Align on Goals: Communicate clearly to the new sub and your team that everyone’s objective is to catch up together. Encourage a collaborative tone: make it clear you want the new sub to succeed in meeting the deadline. Set early check-ins to ensure they’re on track and have what they need.
⚠️ Note: Changing subs is a last resort and must be handled carefully. Keep all teams focused on the shared endgame: getting back on schedule and completing turnover. If you do switch, treat the new sub as a critical teammate—everyone should be aligned on the urgency and schedule targets. With clear expectations and good communication, a fresh crew can bridge the gap and move the project back toward completion.
Spot subcontractor red flags early, check Red Flags: Subcontractors for Multifamily Projects
This guide offers practical, field-tested strategies to help general contractors and project managers identify, triage, and recover from finish-phase delays in multifamily construction. By focusing on root causes, the outlined steps support faster closeouts and stronger subcontractor accountability.
While the guide provides high-value operational tactics, it is not a substitute for professional legal counsel. For issues involving contract termination, lien exposure, or liability during subcontractor transitions, consulting your legal team is strongly recommended to protect your project’s interests.
If you’re experiencing cabinet & countertop issues in your current multi-family project, it may be time to consider a partner who truly understands the demands of your project. Learn more about us.