Planning for Success: Preconstruction

Want to build a building?

The traditional approach is straightforward: first hire an architect to design it. Then send the plans out for bids. Then hire the lowest-bid contractor to build it.

That is the traditional design-bid-build methodology. While it is still widely used, it does not address many questions and challenges early enough. Soil conditions, labor and material costs, budget parameters, schedule needs, operational disruptions, compliance issues and other constructability factors can have a major effect on the scope and success of a construction project.

That is why more owners are planning ahead with an experienced, multidisciplinary preconstruction services team. Early collaboration can support informed decision-making and help minimize costly surprises.

As Preconstruction Services Manager, Kraus-Anderson’s Michelle Lund works collaboratively on healthcare, K-12 and higher education, senior housing, office, industrial, retail and government projects. Here is her perspective on the work.

Define preconstruction, or precon, in simple terms.

LUND: Preconstruction Services is the planning of a construction project before construction begins. It helps meet the client’s requirements and supports a functionally and financially viable project.

What happens in precon?

LUND: Preconstruction team members provide a variety of services that help formulate the best value for a project through an informed decision-making process.

These services can include design evaluations and studies, estimating, value management strategies, constructability reviews, construction sequencing simulations, product and system life cycle information, product lead-time information, site logistics, workforce requirements and scheduling. Together, these elements help clients and design teams make decisions throughout the project.

What are the benefits of preconstruction?

LUND: Preconstruction provides a collaborative process that helps clients make informed design decisions at impactful times and maximize the value of their project.

How prevalent is the use of preconstruction services in commercial construction today?

LUND: Preconstruction efforts have definitely increased in recent years for several reasons. Clients, owner’s representative firms and architects are requesting contractor involvement to help confirm that the overall design meets the project budget.

Owners want to reduce surprises related to project cost and schedule, while design teams want to minimize redesign and delays. These issues can be addressed by having a knowledgeable preconstruction team involved at the beginning of the project, when the team can provide information that supports informed decisions.

There has also been an increase in owners wishing to establish a Guaranteed Maximum Price before construction documents are complete. This can only be accomplished if a construction manager has been working collaboratively with the entire team early in the process and understands the project’s goals and priorities.

The Associated General Contractors of America recognizes construction management as an approach that brings cost, schedule and project delivery input into the planning process.

Is there a difference in the way Kraus-Anderson provides preconstruction services?

LUND: Absolutely. One major advantage is our exterior envelope expert. I am not aware of another company that has an expert who provides the level of review and coordination that Mike Spence does, from design review through on-site quality control.

Our Mechanical, Electrical and Plumbing Services team members are also extensively involved at all levels of a project, including budgeting, design reviews, subcontractor solicitation, subcontractor proposal and bid reviews, and commissioning.

In addition, project managers are deeply involved from early preconstruction through project completion, bringing continuity to the construction process. The Building Science team also provides specialized support during design review and quality control planning.

When does preconstruction happen in relation to conceptual design or design development?

LUND: Preconstruction can be implemented at any level of design. However, projects typically receive the greatest benefit when these services begin early.

Engaging preconstruction services at the programming or conceptual level allows the team to analyze the project using value management strategies, whether the goal is to save costs or enhance the design. Once the project reaches the design development document level or later, potential redesign costs need to be considered when developing a value management strategy.

When is preconstruction most effective, and when is it too late to help?

LUND: Preconstruction is most effective when the team is involved early enough to influence key decisions before the design is substantially complete. The earlier the team understands the project goals, budget, schedule and design intent, the more options it has to evaluate alternatives and address potential risks.

Preconstruction can still provide value later in design, but the potential cost and schedule effects of changes become more significant as the project advances.

Who is involved in preconstruction?

LUND: The level of involvement depends on the complexity, location and funding of the project. At a minimum, the team usually includes the client, design team, contractor’s senior project manager and contractor’s project manager.

Other participants may include an owner’s representative, code officials, community leaders, special-interest groups, a board of directors or school board, specialty design team members, subcontractors, a contractor director, general superintendent or superintendent, mechanical, electrical and plumbing coordinator, quality control manager, Building Information Modeling specialist and director of community relations.

What are some examples of how preconstruction adds value to a client’s project?

LUND:

• Looking for redundancy in mechanical and electrical systems, confirming whether it was requested by the client and presenting cost information so the client can decide whether to retain or remove the redundancies.
• Evaluating finishes from a typical fit-out perspective and identifying where finishes may fall outside the expected range, whether higher or lower in appearance than similar current projects.
• Evaluating different through-wall construction types and each wall type’s benefits, drawbacks, costs and schedule implications.
• Reviewing design coordination opportunities through Building Information Modeling and Virtual Design and Construction before work begins on-site.

What timelines are involved?

LUND: Typically, preconstruction does not extend the timeline. Design continues to progress while the construction management team provides continuous feedback.

Good preconstruction services generally have a positive effect on the construction schedule because many roadblocks are identified and resolved during planning, before construction begins.

Does preconstruction extend the timeline for conceptual development and design development?

LUND: Typically, it does not. The design process continues while the construction management team provides ongoing feedback on cost, schedule, logistics and constructability.

Early planning can help the team identify and address potential issues before they affect construction. The Construction Industry Institute has published research on front-end planning and its relationship to stronger project outcomes.

How does preconstruction work with the architect’s vision to bring solutions to the client?

LUND: Architects are frequently selected for projects because of their interpretation of the client’s vision through sketches or previous project designs. The last thing we want to do is compromise the design intent.

Being involved early allows the construction manager to understand the design intent and what the client and owner consider important. This creates an opportunity to identify practical solutions while respecting the project vision.

How are differences in direction between the design team and contractor reconciled?

LUND: We try to have as many discussions as possible to gain the design team’s trust and work collaboratively through any issue.

What role does preconstruction play in resolving differences in direction?

LUND: Being involved early allows everyone to clearly understand and align goals and expectations. It is important to respect each team member’s role and build trust that carries throughout the project.

This collaborative process is critical to a successful project.

What best practices does Kraus-Anderson follow to maximize the success of the preconstruction effort?

LUND: Provide realistic information in a collaborative, respectful and timely manner to establish a strong team environment with the client and architect.

What best practices would you recommend to someone considering construction in the near future?

LUND: Start planning early and engage the right team members as soon as possible. Clear communication about the project’s goals, priorities, budget and schedule helps the team evaluate options and make decisions before changes become more difficult.

Are there types or scopes of construction where preconstruction does not add value?

LUND: There is not a type of project that could not benefit from preconstruction services. Some projects may have fewer needs or challenges than others, but early planning can help virtually any project.

Can preconstruction be used successfully on projects of virtually any scale or type?

LUND: Yes. The level of service can be tailored to the project, but the process can support projects of many types and sizes by addressing cost, schedule, logistics and design considerations early.

What are some trends in preconstruction or emerging areas?

LUND: Since preconstruction is not always a separately charged service for contractors, there is a growing trend among contractors of all sizes to find faster and more reliable methods of performing these services.

The industry is continuing to explore new tools for cost modeling, cost estimating, quantity surveying, cost-history databases, subcontractor solicitation and document management. Technology can improve the speed and quality of available information, particularly when it supports estimating and coordination.

Even so, the human dynamic remains at the center of what makes this industry so compelling. Pulling together a team with the right experience, working cohesively toward a common goal and contributing to a successful outcome is a tremendous experience.

In this interview, Michelle Lund answered common questions about preconstruction services, including what preconstruction is, when it should begin, who is involved, how it supports budgeting and scheduling, how it works alongside the architect’s vision, and how it can add value across projects of different sizes and types. Learn more about preconstruction services, including estimating, Building Science and Mechanical, Electrical and Plumbing Services.