Preconstruction
The first phase in our integri-D process, designed to control costs and get your project off on the right foot
At The Douglas Company, we believe that our most significant ability to impact costs occurs during Preconstruction. It's where we think we make the biggest difference in every project we take. And it's because of this belief that we put our all into it.
We comprehensively evaluate the scope of every portion of the project, making detailed material and labor takeoffs. We utilize spreadsheets developed using checklists to ensure bids are thorough and accurate when assessing them. We analyze every system and every component of the design, maximizing its value for you and your future residents. We look at the life cycle cost, durability, energy efficiency, aesthetics, and quality. We look for overdesign and analyze the plans to confirm that all of the relevant systems and amenities are present. We extensively research competitive and capable contractors both locally, regionally, and nationally to find the best option.
And all of this is happening while we maintain transparency, with a full disclosure of bids and pricing and inviting client participation at any level you desire. You can rest easy knowing that our Preconstruction Department has turned over every rock and inspected every nook and cranny of your project.
we treat your money like its our own, always focused on finding you the best price solution.
》Integrate The Douglas Company’s construction expertise and constructability into the design process.
》Prepare the project for a successful construction process utilizing a detailed preconstruction schedule.
》Build relationships and trust and thereby creating an environment of teamwork with a high level of communication.
》Set expectations for quality, commitment, service, and accountability.
》Positively impact the project before the drawings are completed through value engineering and monitoring design.
》Establish a predictable cost, schedule, quality level, and detailed scope of work from the earliest budget price through project closeout.
》Help the owner clearly articulate their goals to the team to differentiate the project “needs” and project “wants”.
》Help the team make smart business decisions.
》Reduce the risk for all parties involved and find innovative solutions to problems.
We consider the Preconstruction phase of our Integri-D Process to be critical because it allows us to understand the needs of our client and then create a plan to achieve the determined objectives. Through it, we can deliver on our brand promise of Development Planning and Leadership. The utilization of the process allows us to:
Preconstruction is the very foundation of The Douglas Company's Development Planning and Leadership for a reason.
What you can expect from our preconstruction team
an inside look
learn more about our three-stage estimating process
internal Budget estimate
We provide detailed budget estimates with fully explained fees continuously during the schematic design process to assist you in making critical decisions regarding the project’s scope. All elements of the project will be evaluated for function, quality, and cost during this phase
initial market price
Once the budget estimate confirms parameters that work for your project, the architect will complete design development drawings to allow us to obtain the appropriate bids from subcontractors. Because we are sole-sourced, it allows us to obtain a maximum number of subcontractor bids. This establishes a price that will allow you to confirm your scope so you can proceed with confidence through final document completion and project financing.
final contract price
When the construction documents are complete, we will re-bid the project, as a sole-sourced general contractor, with all of the variables confirmed to give you a final contract price. The time required to properly bid a project of this magnitude is 4 weeks for both the Initial Market Price and the Final Contract Price.
A large part of Preconstruction Management is the development of project budgets and final procing. Rather than the usual two-stage estimating process most contractors utilize, we've developed a three-stage process that we feel better serves the complexity of every project we see.
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Director of Construction Services
Primrose Retirement Communities
"The communication, trust, and consistency that define this team--from the ownership level to the field personnel, in our perspective, is a true differentiator in the marketplace."
"a true differentiator in the marketplace"
Joe Hawkins
President
The Wellbridge Group
"The preconstruction process always runs smoothly and completion is on-time, on-budget and with a high level of quality. The team, as always, displayed the uppermost level of professionalism, experience, dedication and commitment to quality"
"the uppermost level of professionalism, experience, dedication and commitment to quality"
Jim Branscum
Construction Manager
Confluent Development
"Working with The Douglas Company was a great experience from start to finish. The preconstruction process always runs smoothly and completion is on-time, on-budget and with a high level of quality. The team, as always, displayed the uppermost level of professionalism, experience, dedication and commitment to quality"
"Working with the douglas company was a great experience from
start to finish."
Ted Lodigensky
President
Dillin Corp.
"I am proud to continue our association in the planning of our future projects. Utilizing The Douglas Company as my “go-to” planning and construction partner allows me to sleep better, knowing that we solve challenges together. Always."
"Utilizing the douglas company as my go-to planning and construction partner allows me to sleep better."
Larry dillin
client testimonials
