Pre-Construction Planning
The decisions made before construction begins have the greatest impact on your project’s success.
KSW ensures every critical decision is informed, documented, and aligned with your goals.
01. Design Consultant Selection
Design Consultant Selection
Choosing the right architect and design team is one of the most consequential decisions an owner makes. KSW evaluates candidates based on portfolio relevance, project management capability, fee structures, and contract terms, advising on the full consultant team typically required: licensed architect, structural and civil engineers, interior designers, and MEP specialists. Once engaged, KSW coordinates with all Owner’s consultants on document development and agency processing, reviews design drawings and specifications for current issues or areas of uncertainty, monitors the design team’s schedule adherence, and oversees the local jurisdictional agency permitting process from initial submittal through final approval.
02. Constructability Review
Constructability Review
Design documents often contain details that are difficult, expensive, or impossible to build as drawn. KSW reviews architectural and engineering plans with a builder’s eye, identifying potential conflicts between trades, unrealistic details, and specifications that will drive unnecessary cost. This review also identifies potential change orders before they happen, catching scope gaps, coordination issues, and ambiguous details that contractors will price as risk or use as leverage during construction. Problems caught on paper cost nothing to fix; the same problems in the field cost time and money.
03. Budget & Schedule Development
Budget & Schedule Development
A reliable budget and realistic schedule are the foundation of every successful project. KSW develops independent cost estimates based on current market conditions, material pricing, and labor availability. When a budget or schedule has already been provided by the architect or contractor, KSW reviews and advises on its accuracy and completeness, including value engineering opportunities. KSW also provides cost estimates for design options and changes as they arise. We build detailed project schedules that account for permitting timelines, material lead times, and logical construction sequencing, with scope duration estimates for each major phase, giving you a defensible financial plan before you commit to construction management.
04. Bid Management
Bid Management
The bidding process is where your project budget becomes real. Before bids go out, KSW advises on the project delivery system, cost plus fee versus lump sum agreement, and on the use of schedule and liquidated damages provisions, including their options and ramifications. KSW then pre-qualifies general contractors and subcontractors, assembles a competitive bid pool or negotiates with a preferred contractor, and provides bid analysis to help owners select the right contractor, going beyond price to evaluate qualifications, schedule commitments, and exclusions.
05. Contract Development
Contract Development
A well-structured construction contract is your most important protection. KSW drafts construction contracts in conjunction with the client’s attorney, or reviews and advises on contracts provided by others, advising on contract options and the best delivery method for your specific project. KSW also handles pre-construction administrative duties as needed to ensure the project is properly set up before breaking ground. For issues that escalate to disputes or defect claims, the contract language KSW establishes during pre-construction is often the critical factor.
06. Permitting & Agency Coordination
Permitting & Agency Coordination
Navigating the permitting process requires experience with local jurisdictional requirements, plan check cycles, and agency expectations. KSW oversees the entire permitting workflow from initial submittal through final approvals, coordinating with building departments, fire marshals, and specialty agencies. We track review timelines, manage resubmittals, and resolve plan check comments so permitting delays don’t become construction delays.
Industry Testimonial
“…he immediately engaged all consultants to provide the missing designs and information needed by the builder.”
Dan Samsel, President, Green Choice Electric
24+ year professional relationship · San Diego County
Start Your Project on Solid Ground
The best time to engage a construction manager is before you break ground. Tell us about your project and we'll outline the pre-construction services that apply.
Or call 619.972.3615