Budget validation, constructability review, value engineering, and schedule planning — before the first shovel. The phase that determines whether commercial projects deliver on commitment.
Most GCs treat preconstruction as a bid exercise. We treat it as the operational foundation that makes construction delivery possible.
Preconstruction is the phase where commercial projects get their budgets, schedules, and risk profiles set. Done well, it eliminates most of the surprises that derail construction. Done poorly, it guarantees change orders, schedule slippage, and owner frustration.
Our preconstruction practice works in parallel with design, not as a corrective pass after construction documents are complete. Budget iterations, constructability comments, and value engineering happen in real time with the design team — so the drawings that go to permit are also drawings that can be built on budget.
Deliverables are tuned to the owner. Institutional LP-backed developers get open-book GMP budgets with contingency analysis. Private developers get structured cost reports and schedule roadmaps. Every engagement starts with a conversation about how the owner makes decisions — and our preconstruction process adapts to match.
Preconstruction isn't one deliverable. It's eight interconnected workstreams that together give owners real budget, schedule, and risk clarity before construction begins.
Detailed cost estimates at schematic, DD, and CD milestones. Contingency analysis tied to design maturity. Trade-level cost intelligence from recent project buyouts.
Field-perspective review of drawings and specifications. Identification of coordination conflicts, buildability issues, and specifications that will drive cost or delay.
Alternative material, system, and sequencing recommendations to reduce cost or compress schedule without compromising owner intent. Decisions tracked and priced.
CPM schedule development, long-lead material identification, and procurement timing. Critical path visibility from day one.
Scope-specific subcontractor shortlists. Financial, safety, and project capacity vetting. Bid leveling plans before RFPs go out.
Jurisdiction-specific permit roadmap, plan review coordination, and entitlement integration into the master schedule. No surprises at submittal.
Site access, staging, utility coordination, and site-specific safety planning. For occupied renovations, phased execution around residents or tenants.
Explicit identification and quantification of project risks — cost, schedule, scope, entitlement. Contingency sized to actual risk profile, not arbitrary percentages.
Four phases tied to design milestones. Each phase delivers specific outputs that let the owner make informed decisions about go/no-go, budget, and structure.
Program validation, preliminary budget ranges, site due diligence, and entitlement feasibility. Before design begins, owner gets realistic cost and schedule envelopes.
First detailed estimate tied to schematic drawings. Value engineering round one. Early trade engagement for long-lead items. Preliminary schedule built out.
Refined estimate with tightened contingency. Constructability comments integrated. Value engineering round two. Permit strategy locked. Trade prequalification complete.
Final budget, GMP structure or bid-ready pricing, master CPM schedule, trade RFPs issued. Owner ready to execute or go to market with confidence.
For anything specific, call (832) 548-0660. One business day response.
Program, schedule expectations, budget range. We'll scope the right preconstruction engagement for your project.