Who designs this, in what sequence?
The drawings the contractor will bid against are made in this phase. Mistakes here are paid for, with interest, by every change order downstream. Pre-construction is where a project's cost certainty is actually built.
Run the design team to a clean, buildable bid set.
Coordinated drawings cost less to build. Uncoordinated drawings cost more to build, longer to build, and reveal their gaps in the field — where the cost of fixing them is highest.
This service runs the design team for the owner. We select the architect and engineering disciplines, sequence them correctly, hold them to a published schedule, and run constructability review before drawings go out to bid.
What this looks like in practice
- Architect and engineering team selection, vetted on actual project type and submarket experience.
- Design sequence and milestone schedule, with civil leading site work, structural and MEP coordinated against architectural, and consultant gaps closed before they propagate.
- Constructability review at SD, DD, and 90% CD — flagging anything that the GC will price as a risk premium or build as a future change order.
- Value engineering with intent — protect the asset's long-term performance, not just shave the first-cost number.
- Permit-set readiness coordination so the agency receives one coherent submittal, not three uncoordinated ones.
- Bid-set quality control, because a clean bid set is the cheapest schedule insurance an owner can buy.
When this service is the right entry point
- You have entitlements in hand and need a principal to run the design team to a buildable bid set.
- You have an existing design team and are losing budget certainty as the drawings progress.
- You are an out-of-state owner who needs an on-the-ground principal to keep the design team coordinated and on calendar.
When this is not the right entry point
- You are ready to bid and want a quick review. By that point, the drawings are what they are; we manage the bid risk through Service 05 instead.
- You expect us to draft. We do not draft. We direct.
How an engagement starts
A project review. We look at where you are in design, who is on the team, and where the coordination is breaking down. We tell you what we would change, and what we would not.