Before a construction project can begin, there is a lot of planning, number-crunching, designing, and scheduling that needs to occur. The bulk of all this planning occurs during the pre-construction phase, and this one phase can set the tone for the entire project. But what is pre-construction, and why is it so important? Keep reading to learn more about this early stage involved in every project.
What is pre-construction?
Pre-construction is the initial stage of a construction project where an idea starts to become a reality. A contractor or designer will perform planning and engineering services for a prospective project owner, providing them with the information they need to move forward.
During pre-construction, the designer will meet with the client to define the project. The designer helps the client develop budgets, schedules, potential issues, the scope, and other details related to the planning of the entire project. It’s at this point that the client can determine whether the project is feasible or not.
The services provided during pre-construction can vary, and they’re based on several factors. Those factors include the type of job the client wishes to undertake, the location of the project, and the scope and size of the job, among others.
The benefits of pre-construction
As one of the most important stages of a project, project owners and contractors realize a lot of benefits.
For example, while the client often has to pay for pre-construction services, the amount is typically minimal compared to the overall project. This means that if the customer and contractor would prefer not to work together, there’s less skin in the game for both parties.
And, for clients that prequalify their GCs and find something they don’t like, they can move on without sacrificing the whole project.
Pre-construction establishes two baselines: an initial budget and a preliminary schedule. While neither of these is final, they do provide the customer with an idea of how much the project will cost and when they can expect compilation. This information helps the client determine whether the project is feasible for their needs—something that is incredibly valuable to find out early.
Since the designer and client work so closely together during pre-construction, they’re able to establish a clear scope of work to ensure everyone’s on the same page. They’re also able to establish a chain or matrix of responsibility, which determines who is responsible for every stage of the project.
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It’s also important to realize that the pre-construction phase gives the general contractor a jump on the project. With a clearly defined scope, the GC can pre-qualify subs and reach out to them for bids and quotes. Should the client decide to move forward with the project, much of the groundwork for hiring subs is already out of the way.
How long does pre-construction take?
Pre-construction can take anywhere from two weeks to three months — or longer. The length of time depends on the designer’s availability, the size and scope of the project, and how clear the client is on what they want.
An outline of the pre-construction process
There are two critical facets to the pre-construction phase: the pre-construction manager and the pre-construction meeting.
What does a pre-construction manager do?
A pre-construction manager organizes and oversees the pre-construction phase. They’re essentially the main point of contact for the client, providing them with the knowledge and experience to get the project rolling.
The pre-construction manager will work with the client to develop an understanding of the project and the client’s wants and needs. They’ll also put together the team required to handle the project, from the GC to the subs. No less importantly, pre-construction managers also help develop a strategy and schedule that works for the client.
What is the purpose of a pre-construction meeting?
A pre-construction meeting’s purpose is to ensure that everyone is on the same page before the project begins. The client will sit down with the general contractor and discuss their needs and wants. In turn, the general contractor will take that information and determine if the project is feasible.
Feasibility depends on a few factors. First, the preliminary budget and schedule that the contractor develops during this phase need to work for the client. Second, the client’s needs and wants need to be realistic. Also, the size and scope of the project need to work for the space and meet the municipality’s requirements. The pre-construction meeting will establish many of these points.
What to expect in the pre-construction phase
While there isn’t anyone driving nails or pouring concrete during the pre-construction phase, there is still a lot of work involved. The following are some of the outputs contractors and clients can expect from this stage of the project.
Scope
The first aspect of the plan that will come from the pre-construction phase is the scope of work. This becomes a balance of the client’s wants and needs, the contractor’s ability to deliver them, and the practical limitations of the site, schedule, and budget. The scope also includes everything from the design to the level of finish desired.
Budget
Part of the pre-construction phase is establishing a preliminary budget. This budget is something the contractor will come up with based on their experience, the client’s needs and wants, and the current state of the market. In many cases, the budget will include cost-saving alternative materials and designs.
Project details
With the scope and budget nailed down, the designer is able to drill down to the minutia of the project. This includes sorting through the various materials, mechanical systems, the building layout, and more. The designer will create the plans and rendering for the client at this point, as well.
Assembling the project team
One of the critical aspects of the pre-construction phase is assembling the project team. Once the client decides to move forward with a contractor and design, the general contractor can start reaching out to subs for bids and quotes. The GC can also determine what availability might look like and keep them on notice that this project might be coming down the pike.
There can be a lot of value in these interactions, as finding a crew and collecting bids takes time. Letting these subs know ahead of time keeps the process moving and gives the contractor some familiar names to call upon. It also provides the contractor with enough time to prequalify their subs, possibly ensuring that the subs aren’t causing expensive headaches for the client.
Required materials
When it comes to materials, there isn’t any time to waste. The pre-construction phase helps nail down the materials before the project breaks down, giving the client time to choose several backup options, and the contractor enough time to secure financing and order them so subs aren’t waiting for them to arrive. This portion of the phase might seem small, but the potential time and money savings down the road are anything but.
Permit and inspections
The time for performing inspections and pulling necessary permits is the pre-construction phase. Inspecting the site to perform environmental tests and surveys helps ensure the project is feasible and that an agency won’t shut the job down. Likewise, waiting for building permits when subcontractors are already on-site is an expensive mistake. Pulling those permits once the drawings are ready is key.
Established communication
The most essential aspect of the pre-construction phase is establishing effective lines of communication between the contractor, designer, client, and the rest of the project team. This phase requires input from many sources, forcing the parties involved to communicate to work toward a common goal. The degree of communication should continue and the project moves forward.
Pre-construction checklist
- Pre-construction meeting
- Designing and planning the actual project
- Preliminary budget with suggestions for saving money
- Developing the scope of the project
- Identifying, avoiding, and preplanning for potential problems
- Scope and site feasibility
- Environmental tests
- Evaluating utilities
- Determining tools and equipment required for the project
- Outlining communication and contingencies for all parties
Outcomes you can expect from the pre-construction phase
Ultimately, the three things that clients and contractors can expect from the pre-construction phase of any project are the budget, the schedule, and the scope. With these three important factors nailed down, breaking ground and bringing the project to life can be a smoother process.
Financial risks to contractors
Fortunately, this phase of the game doesn’t pose a large risk to contractors. Most of the time, the customer will know whether the project is feasible or desirable before the contractor has a lot of time tied up in the pre-construction project. However, it’s best to secure any fees upfront, as contractors won’t have rights to mechanics liens without making an improvement to real property. That said, designers may have their own route they can go to recover unpaid money, but getting fees upfront is always better.
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