Pre-Construction Services | Design Planning & Estimating

Every project begins here. Pre-construction is the design, planning, and estimating phase that happens before any construction commitment. It's where vision meets reality—where we develop the design, select materials, price the work, and confirm that scope and budget are aligned. Pre-construction is the foundation that prevents miscommunication, scope creep, and surprise expenses later.

Many homeowners feel uncertain about how to begin a renovation. You have a sense of what's not working, maybe a vision for what could be better, but you're not sure of the scope, cost, or feasibility. Pre-construction resolves that uncertainty. By the end of the pre-construction phase, you'll have a complete project package—approved design, material selections, detailed cost estimate, and all documentation needed to move forward with confidence. There are no surprises waiting because we've done the work to eliminate them.

What Pre-Construction Includes

Initial Consultation & Property Assessment

We begin with a comprehensive walkthrough of your property. We listen to what's not working, understand your vision and priorities, and assess existing conditions. What's the structural condition? What are the plumbing, electrical, and mechanical systems like? What permits and code considerations apply? This assessment informs everything that follows.

Conceptual Design Development

Based on the assessment and your priorities, we develop conceptual design directions. These are design explorations that show different approaches to your project. They help you envision possibilities and make informed decisions about direction. This phase is collaborative—we refine based on your feedback.

Schematic Design with Material Direction

Once a direction is approved, we develop schematic design—detailed layouts, spatial relationships, and material direction. This includes finishes, fixtures, colors, and surface materials. You'll have a clear sense of what the completed project will look and feel like.

Control Estimate Development

We develop a detailed cost projection—the Control Estimate—broken down by phase, trade, and element. This estimate is based on specifications, current material pricing, and subcontractor input. It's the benchmark that construction costs will be tracked against.

Scope Documentation & Specifications

We create comprehensive project documentation that details exactly what's included in the scope. Specifications describe materials, finishes, quality standards, and construction methods. This documentation eliminates ambiguity about what "finished" looks like.

Permit & Regulatory Review

We review building code requirements, permit needs, and any regulatory considerations for your project. We identify what permits are required and prepare documentation needed for permit applications. This prevents surprises and delays during the construction phase.

Subcontractor Pre-Qualification & Pricing

We pre-qualify subcontractors and obtain detailed pricing for all major trades. This pricing feeds into the Control Estimate and ensures that when construction begins, pricing is locked and teams are ready to execute.

Value Engineering (If Needed)

If the Control Estimate exceeds your budget, we identify value engineering opportunities—areas where we can maintain design intent while reducing cost, or areas where a less expensive alternative achieves similar results. This is collaborative problem-solving, not scope cutting.

Why Separate Pre-Construction?

Design-build doesn't mean rushing to construction. By engaging pre-construction separately, you get a complete project package—design, specifications, and a detailed cost estimate—before committing to anything. You're not buying blindly. You understand exactly what the project includes, what it costs, and what the timeline looks like.

Pre-construction is also an evaluation phase. For us, it's a chance to demonstrate our design sensibility, our communication style, and our expertise. For you, it's a chance to determine if there's a genuine fit. If pre-construction doesn't feel right, you've invested time and a modest fee, but you haven't committed to a major project with a team you're uncertain about. This mutual evaluation protects everyone.

Most importantly, pre-construction separates the intellectual work of design and planning from the execution work of construction. These require different skill sets. The pre-construction team focuses on design, material selection, cost projection, and scope definition. The construction team focuses on execution, coordination, and quality. By separating these, we optimize for excellence in both domains.

Pre-Construction Pricing

Pre-construction is compensated hourly or as a fixed work order, typically ranging from $3,000 to $15,000 depending on project complexity. A focused kitchen or bathroom remodel might be on the lower end. A comprehensive whole-home renovation or complex landscape project might be on the higher end.

We can also structure pre-construction as part of a larger project package, where pre-construction fees are credited against the eventual construction contract. This creates an incentive for us to do the pre-construction work thoroughly—we benefit by developing a strong foundation for the construction phase.

Think of pre-construction as professional consulting that eliminates risk. You're paying for expertise, planning, and coordination work that prevents much more expensive mistakes during construction. A properly planned project runs smoothly. A poorly planned project is expensive and frustrating.

What You Receive

Complete Design Package

Approved design layouts, material and finish selections, color palettes, and visual direction. You'll understand exactly what the completed project will look and feel like.

Detailed Specifications

Written specifications that describe all materials, finishes, fixtures, and quality standards. These specifications eliminate ambiguity and guide construction execution.

Control Estimate

A detailed cost projection broken down by phase and trade. This becomes the benchmark that construction costs are tracked against, eliminating surprises.

Project Documentation

All documentation needed to begin construction—permit applications, code compliance notes, subcontractor pre-qualification, material selections, and project scope definition.

Let's clarify your project

Whether you're exploring options or ready to move forward, a conversation is the right first step. We'll discuss your vision, assess your property, and outline how pre-construction can bring clarity and confidence to your renovation.

Start With a Consultation