Depending on project complexity, discovery may span more than one meeting. Sessions are typically 60–90 minutes and often include the architect and key design-build partners to accelerate alignment and accuracy. Together, we clarify your project goals, intended use, performance needs, site considerations, schedule, and budget expectations. From this, we develop an initial project framework outlining scope, approximate size, structural approach, and major building systems (utilities/MEP). This foundation guides early feasibility, budgeting, and design direction.

Once core project criteria are defined, we prepare a preliminary budget based on scope, size, systems, and known design preferences. This typically takes 1-2 weeks. As selections and performance expectations become clearer, budget accuracy increases.

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Because the design-build team is engaged from the start, we can quickly test options and align scope with budget—maximizing value and feasibility. If the preliminary estimate aligns with your investment range, we confirm readiness to proceed into design.

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Note: Services through this stage are provided at no cost.

Design Phase Agreement
We execute a Design Phase Agreement defining scope, deliverables, schedule, and the design/preconstruction fee (retainer). This phase advances the project from concept to coordinated, buildable documents and a validated cost.

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Design Development & Coordination (6–14 weeks)
Through a series of working sessions with you, the architect, design-builder, engineers, and key trades, the design is refined and aligned with budget. We review progress regularly (often bi-weekly). This phase includes 2–3 focused selection meetings to finalize major interior and exterior materials, systems, and finishes.

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Design/Preconstruction Fee
Typically 4–8% of projected construction cost (varies with complexity and scope). Covers:

• Architectural and engineering design (plans, elevations, 3D views as needed)

• Outline specifications and key system selections

• Trade coordination and constructability review

• Updated estimates and value alignment

• Preliminary construction schedule

• Final design-phase cost validation

GMP & Transition to Construction
At approximately 50–75% design completion, we provide a Guaranteed Maximum Price (GMP) based on coordinated scope and trade input, giving you a reliable cost to decide how to proceed. If you choose not to continue, you may stop the process and retain the design documents completed to date, with no further obligation beyond the Design Phase Agreement.

If you elect to proceed, we execute the Design-Build (construction) agreement and begin early construction activities (permitting, procurement, site work) while final design details are completed.

Each project is led by a dedicated project manager and site superintendent. The level of on-site supervision is tailored to project size and complexity—ranging from periodic visits to full-time presence. Supervision needs are evaluated during estimating and incorporated into the project cost.

At substantial completion—when the space can be used for its intended purpose—we conduct a walkthrough with you and the project manager to confirm workmanship and that all requirements are met. While punch list items are addressed throughout construction, any remaining items are documented at this meeting and resolved promptly.

At project closeout, you’ll receive an Operation & Maintenance (O&M) Manual with equipment manuals, finish schedules (colors/products), and equipment brands and serial numbers, along with as-built drawings for your records.

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We continue to support you after completion—addressing any issues that arise during the 24-month warranty period and ensuring lasting quality and performance from Hackel Construction.