Service 05
Pre-Construction
You're about to spend $50,000–$200,000 on architectural drawings. But you have no idea whether the building those drawings describe will cost $3M or $5M to build. If it's $5M and your budget is $3.5M, those drawings are expensive wallpaper. Pre-construction exists to answer the money question first — before you're too invested to change course.
Why Engage a Builder Before Drawings Are 100% Complete?
The earlier a builder is involved, the fewer expensive surprises survive into construction. At 30% design, we can tell you whether your building fits your budget within ±15%. At 60% design, within ±10%. At 100% design, it's too late — you've already paid for the drawings and any redesign starts the clock over.
Pre-construction is essential when: you're financing the project and need a reliable number for your loan application, you're evaluating whether to renovate or build new, the site has unknowns (environmental, geotechnical, utility capacity), or you've been burned before by bids that came in over budget.
You may not need formal pre-construction if: you have a recent, comparable project with known costs, the scope is a straightforward tenant build-out in an existing shell, or you're working with a design-build team that prices as they draw (in which case, pre-construction is built into the process).
Owners who need cost certainty before committing to full design, are evaluating feasibility on a new parcel, or have been burned by bids that came in over budget.
Not needed if you already have a complete set of bid-ready drawings and just need competitive pricing, or if you're working with a design-build team that includes pre-construction in their process.
Speak with Danto
Get a straight answer on feasibility, budget, and schedule for your project.
Schedule ConsultationWhat 40 Years in This Market Teaches You.
Impact fees vary wildly across Broward's municipalities: a 10,000 SF commercial building might cost $15,000 in impact fees in one city and $45,000 in the next. We map these during pre-construction so your pro forma reflects reality.
Geotechnical surprises: South Florida's limestone karst geology means soil borings are non-negotiable. We've seen foundation costs double on parcels where the geotech report was skipped. We recommend borings early and build the results into the estimate.
Utility capacity and connection fees: FPL transformer lead times, municipal water/sewer capacity charges, and fire-flow requirements can add $50K–$200K to a project. We verify capacity during pre-construction, not during permitting.
Long-lead procurement: electrical switchgear (30–50 weeks), generators (24–36 weeks), and custom curtain wall (20–30 weeks) must be identified and ordered during design to protect the construction schedule.
How We Run It
Site & Program Review
Deliverable: Site constraints memo + program validation
We visit the site, review surveys and geotech (or recommend them), and validate your program against the parcel's zoning, setbacks, and utility capacity. If something doesn't fit, you know now — not after permitting.
Conceptual Estimate
Deliverable: Order-of-magnitude budget (±20%)
Based on your program and comparable recent projects, we produce a conceptual budget broken into major systems: site work, structure, envelope, MEP, interiors, and soft costs. This is your go/no-go number.
Design-Phase Estimating
Deliverable: Updated estimates at 30%, 60%, and 90% design milestones
As your architect develops drawings, we update the estimate at each milestone. Every update includes a variance log showing what changed and why — so you're never surprised by the final number.
Value Engineering
Deliverable: VE log with cost/quality trade-offs
When the design exceeds the budget (it usually does at 60%), we produce a value-engineering log: alternative materials, system substitutions, and scope reductions — each with a dollar value and a quality impact assessment. You choose what to cut.
Bid-Ready Package
Deliverable: Qualified subcontractor list + bid schedule
Before construction documents are complete, we pre-qualify subcontractors, establish the bid schedule, and identify long-lead items that need early procurement. When drawings are done, bidding starts immediately — no 4-week delay assembling a bid list.
Questions You May Have
What does pre-construction cost?
Pre-construction fees typically range from $5,000–$25,000 depending on project size and complexity. For projects we go on to build, the fee is often credited against the construction contract. Think of it as insurance against a $200,000 set of drawings that doesn't fit your budget.
How early should I engage a builder for pre-construction?
Ideally before your architect starts design development — at the programming or schematic design phase. At this stage, we can influence the design toward cost-effective solutions. Once construction documents are 90% complete, our input is limited to value engineering (cutting scope), not optimizing the design.
What's the difference between a conceptual estimate and a hard bid?
A conceptual estimate (±15–20%) is based on historical cost data, comparable projects, and system-level assumptions. A hard bid (±3–5%) is based on complete construction documents with subcontractor pricing. The conceptual estimate tells you whether to proceed with design; the hard bid tells you what the building will actually cost to build.
Can you do pre-construction if another firm will build it?
Yes. We provide pre-construction services as a standalone engagement. If you choose another builder for construction, our deliverables — estimates, VE logs, long-lead procurement lists — transfer to your selected contractor. No strings attached.
Ready to bring your vision to life? Let's talk.
Whether you are evaluating a site, preparing a renovation, or planning a ground-up commercial development, an early conversation can help you clarify scope, timelines, budget considerations, and next steps.