Preconstruction
Our precon services protect commercial project schedules and budgets before a single trade mobilizes. Our 8-step process for owners, developers, and architects identifies risks, clarifies scope and delivers bid-ready packages that have been created solely based off of the owner’s interest. From existing conditions analysis through permitting, we own the planning phase so execution goes smoothly.
Risk Elimination
Field issues identified and mitigated early in planning
Budget Protection
Progressive pricing with trade-verified scopes
Schedule Certainty
Master schedules built around YOUR opening date
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Preconstruction Process:
Existing Conditions Analysis
Comprehensive site/building surveys before pricing begins. Laser scanning, MEP tracing, structural reviews, and utility locates identify hidden conditions that impact budget and schedule.
Benefit: Fewer surprises in the field; budgets reflect real conditions
Outcome: Documented existing conditions enable more accurate pricing and schedules
Initial Budget & Master Schedule Analysis
We receive your concept budget and target dates, then reverse-engineer a realistic critical path.
Benefit: Master schedule locked before CDs, protects opening date
Outcome: Budget-to-schedule alignment from day one
Constructability Study
Nipper field superintendents review drawings with architects during Schematic Design and DD phases. We flag sequencing conflicts, access issues, and material lead times before bidding.
Benefit: RFI reduction vs. traditional bid processes
Outcome: Buildable documents that subcontractors actually understand
Budget Cost Control
Progressive estimating with real trade input. Value engineering focuses on schedule impact first, quality second, cost third.
Benefit: Bid accuracy after value engineering
Outcome: Budget discipline without design compromise
Scheduling & Phasing
Critical path method scheduling built around YOUR milestones (opening date, lease commencement, tenant move-in). Phasing plans coordinate live operations and multi-tenant sequencing.
Benefit: Schedule adherence for phased projects
Outcome: Owner-approved master schedule before NTP
Final Bid Packaging
Complete bid packages with clarified scopes, existing conditions, and subcontractor requirements. Clear alternatives and unit pricing prevent scope gaps.
Benefit: Faster subcontractor bidding cycle
Outcome: Apples-to-apples bids from qualified trades
Subcontractor Pre-Qualification & Selection
Our pre-qualified subcontractor network is vetted for safety, schedule performance, and bonding capacity. We run 3-bid minimums per trade with scope overlap verification.
Benefit: Zero subcontractor defaults in 20+ years of experience
Outcome: Trade partners who understand Nipper process expectations
Permitting
Complete permit application packages with jurisdictional coordination. We track concurrent reviews (planning, fire marshal, health dept) and resolve comments before issuance.
Benefit: Faster, smoother approvals with fewer last-minute permit surprises
Outcome: Permits in hand before mobilization and major commitments
Frequently Asked Questions
What is included in preconstruction?
Our 8-step process covers existing conditions analysis, initial budget and master schedule analysis, a constructability study, budget cost control, scheduling and phasing, final bid packaging, subcontractor pre-qualification and selection, and permitting.
When should we bring Nipper in?
As early as possible, ideally during schematic design or design development. Our superintendents review drawings with your architect before bidding, when changes are still inexpensive.
How does preconstruction reduce change orders?
We document existing conditions before pricing, flag sequencing conflicts and long lead times during design, and issue complete bid packages with clarified scopes, alternates, and unit pricing so gaps are caught on paper instead of in the field.
How do you approach value engineering?
Value engineering looks at schedule impact first, quality second, and cost third, using real trade pricing. The goal is budget discipline without compromising the design.
How are subcontractors selected?
Trades come from a pre-qualified network vetted for safety, schedule performance, and bonding capacity. We run a minimum of three bids per trade and verify scope overlaps so bids compare apples to apples.
Do you handle permitting?
Yes. We prepare complete permit packages, coordinate with the jurisdiction, track concurrent reviews such as planning, fire marshal, and health department, and resolve comments so permits are in hand before mobilization.