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Service 01
Preconstruction
Preconstruction is where projects are actually won or lost. We price early, publish our assumptions, and update the number at every design milestone, so the budget you finance is the budget we build.
The live cost model
Most GCs hand you a number and defend it. We hand you a model and maintain it. Within three weeks of engagement you get a concept-level budget built from our own cost history, not a square-foot guess from a national database. That model is re-priced at schematic design, 50 percent design development, and 90 percent construction documents, with every movement between milestones logged and explained line by line. If steel moved, you will see steel move, and you will see it the week it moved.
Constructability, in writing
Every drawing set gets a documented constructability review: envelope details that will not survive the field, structural collisions, sequences that fight each other, and long-lead equipment hiding on a finish schedule. On our last five projects those reviews averaged 34 logged items per design phase. Each one is tracked to resolution in the same ledger the owner reads. Figures illustrative, method real.
Procurement strategy
We buy the job the way it should be built, not the way the bid calendar suggests. Long-lead items (switchgear, elevators, air handlers, storefront) get released early against budget allowances. Trade packages are scoped to eliminate gaps and overlaps, and our bid leveling sheets go to the owner unedited: who bid, what they included, what they excluded, and why we recommend who we recommend.
What it costs
For owners who contract our construction services, preconstruction is typically priced as a fixed fee credited against the construction contract. You are never paying twice for the same estimate.
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Deliverables
What lands on your desk, and when.
| Deliverable | When | Format |
|---|---|---|
| Concept budget | Week 3 | Cost model, basis-of-estimate memo |
| Milestone re-pricing | SD, 50% DD, 90% CD | Variance ledger, line-item detail |
| Constructability reviews | Each design phase | Logged items, tracked to resolution |
| Master schedule | From SD onward | Milestone ledger with float report |
| Bid leveling | Buyout | Unedited leveling sheets, award memos |
Illustrative deliverables schedule, fictional demo.
Start a project
Have a project going to bid?
Send the drawings, the napkin sketch, or just the pro forma. You will have a real conversation with our preconstruction team within two business days, and a concept budget within three weeks.