A successful commercial build is won during preconstruction. Eighty percent of project cost and schedule outcome is determined before the first backhoe touches the dirt. This step-by-step checklist guides project owners, developers, and corporate executives through the preconstruction process in Texas.
Phase 1: Due Diligence & Site Feasibility (Weeks 1 - 8)
- ALTA / NSPS Land Title Survey: Boundary lines, easements, utility rights-of-way, and setback limits.
- Geotechnical Engineering Investigation: Minimum of 4 to 8 soil test borings (15 to 30 ft depth) evaluating plasticity index (PI), groundwater table, and pier bearing capacities.
- Phase 1 Environmental Site Assessment (ESA): Confirming absence of hazardous substances or historical underground storage tanks.
- Zoning & Platting Verification: Verify permitted use, building height maximums, lot coverage, and impervious cover limits with the local municipal planning department.
Phase 2: Design & Constructability Milestones (Weeks 9 - 24)
- Schematic Design (SD) - 30%: Initial massing, floor plans, and primary building systems. Engage General Contractor for initial budget model.
- Design Development (DD) - 60%: MEP engineering drawings, structural framing schedules, and finish selections. General contractor conducts trade subcontractor review.
- Construction Documents (CD) - 100%: Fully stamped architectural, structural, and civil plan set ready for city permit submittal and GMP negotiation.