Preconstruction, or precon, services are professional services that are rendered during the design phase of a construction project.
Preconstruction, or precon, services are professional services that are rendered during the design phase of a construction project. Preconstruction services can be used to supplement the design team's efforts, or they can be used to provide an independent assessment of the project. Preconstruction services can also be used to develop a project schedule, identify potential risks, and develop cost estimates.
Preconstruction services are an essential part of the design-bid-build method of construction delivery. In design-bid-build, the owner contracts with a design team to develop the plans and specifications for the project. The design team then solicits bids from contractors and selects the contractor that will build the project. The design team works with the contractor during construction to ensure that the project is built according to the plans and specifications.
Preconstruction services can be used to supplement the design team's efforts. For example, a preconstruction manager can be brought in to help develop the project schedule. A cost estimator can be used to develop a more accurate estimate of the project's costs. And a risk manager can be used to identify and mitigate potential risks.
Preconstruction services can also be used to provide an independent assessment of the project. For example, an independent review by a preconstruction manager can help identify potential risks that the design team may have missed. And an independent cost estimate can help the owner understand the true cost of the project.
Preconstruction services are carried out by a variety of professionals, including preconstruction managers, cost estimators, and risk managers. These professionals use a variety of tools and technologies to perform their tasks
Preconstruction managers use a variety of project management & preconstruction software to develop project schedules and manage the preconstruction process. Cost estimators use cost databases and cost estimating software to develop cost estimates. And risk managers use risk analysis software to identify and mitigate potential risks. Depending on the size of the company, these functions can be shared by one person, a team, or a series of preconstruction teams.
1. Preconstruction managers
Preconstruction managers are responsible for the coordination and management of all preconstruction activities. They bring expertise in quantity surveying and pricing work in both conceptual and detailed design phases. A good preconstruction manager will be able to develop estimates for projects of differing complexity. Top estimators will be capable of working across architectural, structural, and civil scopes.
2. Cost estimators
Cost estimators use cost databases and cost estimating software to develop cost estimates for the project. They take into account the materials, labor, and equipment that will be required to complete the project. Cost estimators also consider the time required to complete the project and the amount of money that the project will generate.
3. BIM - Building Information Modeling
You'll often hear "Show, don't tell" and BIM is an incredible way to convey your project plan. BIM is a three-dimensional model of the building which aids in all stages of the construction process by providing a visual representation of key components and systems. Clash detection, quantity takeoffs, and construction sequencing are just a few examples of how BIM is changing the construction industry.
4. Preconstruction software
Preconstruction software helps preconstruction managers to plan, schedule, and coordinate all aspects of the construction project. The software typically includes a project management database, a project scheduling tool, and a project tracking tool. There are many variations of preconstruction software, so it is important to find one that meets the specific needs of your project. We've detailed some of our favorite features in our preconstruction software guide HERE
5. Risk Management
Risk management is the process of identifying, assessing, and mitigating risks within the design & building process. Risk managers will often use risk analysis software to identify potential risks and develop risk mitigation strategies. Risk management is an important part of the preconstruction process, not just because it can avoid costly delays and disruptions during construction, but to avoid fines, and litigation and keep workers safe.
6. Subcontractor selection
The subcontractor selection process is a vital part of preconstruction. Building the necessary relationships can take time, but the reward is worth it. Ultimately subcontractors provide the materials, equipment, and labor needed to complete the project. The selection of subcontractors should be based on their ability to provide the services required, their price, and their schedule as well as a proven track record of success. The preconstruction manager should also consider the subcontractor's safety record and ensure their supply chain is well vetted.
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7. Site Analysis
The first step of the preconstruction process is to analyze the project site. This usually includes a topographic survey, soil testing, and a review of the existing site conditions. The site analysis will help to identify any potential risks or challenges that need to be considered during the project. It will also help to inform the project schedule and the construction methodology. The output is usually an overall site master plan, which covers everything from car parking to landscaping and takes into consideration all existing infrastructure, including capacity, routing, and location.
8. Getting approvals and permits
One of the most important aspects of preconstruction is securing all the necessary approvals and permits for the project. This usually requires working with the local planning authority, the building department, and other agencies. There may be additional permits needed for certain types of jobs. The approvals process can be complex and time-consuming, so it is important to allow sufficient time for this in the project schedule.
9. Scheduling
The construction schedule is a critical part of the preconstruction process. The schedule sets out the milestones and activities that need to be completed in order to deliver the project on time. The schedule should be realistic and achievable, and it should take into account the time required for each activity, the dependencies between activities, and the potential risks.
10. Value engineering
In part, value engineering is the stage where the contractor will attempt to fit the scope of work to the project's budget. But Value engineering is really the process of identifying ways to improve the value of the project which should be applied in every project. This can be done by improving the quality of the project, reducing the cost, or reducing the time required to complete the project. Value engineering is an important part of the preconstruction process, as it can help to improve project outcomes.
11. Communication
Good communication is essential for the success of any construction project. Preconstruction is no different. The preconstruction team needs to be able to communicate effectively with the owner, the design team, the contractors, and other stakeholders. This includes being able to share information, to provide updates, and to resolve problems.
12. Procurement of Materials
The procurement process usually starts with the development of a procurement plan, which sets out the types of materials, equipment, and services that are required and the suppliers that will be used. Leveraging a specialised supply chain is key, as different industries will require different technology and materials to suit their needs.
13. Cash flow forecasting
Cash flow forecasting is the process of estimating the future cash flow for the project. Because construction will likely span several months if not years, it's important to predict and ensure financial solvency throughout the build. Knowing the costs of the project intimately, the revenue from the project, and the expenses associated with the project at each stage is key.
14. Bid packaging
During the bidding process, multiple contractors and vendors will be considered for specific work scopes. The decision of who to award the work to is based on many factors, including price, quality, and schedule. To give each bid an equal footing, the preconstruction team will develop bid packages. This will include all the information that the contractor will need in order to price the work accurately without any guesswork.
In summary, preconstruction services do as much to ensure the success of your construction project as the actual build. So much of the success of a project will be forged in these early stages of design and development.
While various members of the design team will already have their areas of expertise, a preconstruction professional brings an objective, integrative approach to the project.
They work with you to determine your project goals and objectives and help to create a project plan that will deliver these results on time and on budget.
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