Feasibility + design + preconstruction
Start with constraints, not assumptions.
Project planning connects the owner's priorities with the property, the approval path and the realities of construction. Each stage should answer a specific question before the next commitment is made.
From idea to a construction-ready scope.
Each planning stage has a working question and an output that supports the next decision.
- 01
Project brief
Define the desired use, essential requirements, priorities, budget parameters, target timing, decision-makers and known property information.
Output
Written project brief and initial information request. - 02
Existing conditions + feasibility
Review available surveys, record documents and property information; identify measurement, investigation, consultant and authority questions.
Output
Existing-condition basis, constraint register and feasibility questions. - 03
Schematic design
Test the program, arrangement, scale and major system strategies. Compare meaningful options against the project brief.
Output
Selected concept direction and documented owner decisions. - 04
Design development
Coordinate architecture, structure, mechanical, electrical and plumbing information as applicable. Advance materials, equipment and performance requirements.
Output
Coordinated design basis, updated estimate inputs and open-issue list. - 05
Construction documents + approvals
Prepare the agreed drawings and specifications, then coordinate permit or landlord submissions with the relevant authority having jurisdiction.
Output
Issued document set and approval-status record. - 06
Preconstruction
Review constructability, scope packages, schedule logic, site logistics, allowances, contingencies, long-lead items and procurement responsibilities.
Output
Defined construction scope, commercial basis, baseline schedule and procurement plan. - 07
Construction readiness
Confirm approved documents, responsibilities, access, mobilization, submittal priorities, site planning and owner decisions required before field work.
Output
Readiness record and first short-term lookahead.
Project brief checklist
Prepare the information that makes the first meeting useful.
Exact answers are not required. Mark what is known, attach the source where one exists and identify what still needs investigation.
Property
- Property address and ownership or lease context
- Survey, existing drawings and inspection reports
- Photographs of the site and affected spaces
- Known easements, utilities, access limits or building rules
Use + scope
- Current use and intended use
- Spaces or systems expected to change
- Essential requirements and optional goals
- Furniture, equipment or technology affecting design
People + approvals
- Owner decision-maker and day-to-day contact
- Household, tenant, facilities or operator stakeholders
- Known authority, association or lender approvals
- Consultants already engaged
Cost + timing
- Working budget parameters and funding constraints
- Desired occupancy or completion window
- Known procurement deadlines or long-lead equipment
- Acceptable phasing or temporary-operation limits
Existing risks
- Known water, structure, utility or access concerns
- Occupied areas that must remain available
- Shutdowns, quiet hours or delivery restrictions
- Prior approvals or unresolved property issues
Keep the brief current
Keep this brief with the source documents. It becomes the starting point for scope discussions and is revised when better information is available.
The same stage can require different questions.
Project type changes the occupancy, approval, selection, logistics and handover information that must be coordinated.
| Planning area | Residential | Commercial |
|---|---|---|
| Occupancy | Household routines, temporary kitchen or bath access, pets and possessions | Business hours, customer and employee routes, tenant operations and phased turnover |
| Approvals | Zoning, permit, association or neighborhood requirements as applicable | Landlord criteria, permit, accessibility, signage and operational approvals as applicable |
| Selections | Fixtures, finishes, appliances and owner-furnished items | Performance specifications, equipment, brand standards and vendor interfaces |
| Logistics | Driveway, neighbors, material storage and weather protection | Loading, elevators, security, shutdowns, waste routes and occupied-building controls |
| Handover | Care information, warranties and owner orientation defined by scope | Commissioning, training, O&M information and phased occupancy defined by scope |
Planning questions
Clear definitions make early conversations more useful.
When can a construction price be established?
Price confidence depends on design completeness, known site conditions, delivery method, market inputs and clearly defined scope. Early figures should state their basis, exclusions, allowances and contingency assumptions.
What is the difference between an allowance and a contingency?
An allowance reserves an amount for a defined scope item not fully selected or priced. A contingency addresses uncertainty according to the project agreement.
Does design-build remove the need for engineers or consultants?
No. Required professional disciplines depend on the project, jurisdiction and scope. Planning identifies the consultants and approvals that must be coordinated.
Why discuss delivery method early?
Delivery method affects responsibilities, design coordination, procurement, when price is established and how risk is allocated.