Process
Our Preconstruction Services Process
Preconstruction in Irving follows a structured planning path from owner program review through transition to field delivery. Each phase builds on the last — site conditions inform structural decisions, structural decisions inform procurement sequence, procurement sequence shapes the schedule — so the owner enters the field phase with a coordinated plan rather than a set of unresolved questions.
Step
Owner program review and site conditions analysis
We start with the owner's program — space needs, utility demands, operational requirements, budget parameters, and target schedule — then set that program against the specific site conditions. For Irving projects, that means assessing Blackland Prairie clay character on the parcel, confirming utility service availability from Oncor or other providers, reviewing FAA height clearance requirements for sites near the DFW flight corridor, and checking City of Irving development review status for the specific address. What we find in that early review shapes every downstream decision.
Step
Budget modeling with alternates and market awareness
As the program takes shape, we build a budget that reflects real scope rather than benchmarks. That includes pricing alternates for foundation systems — post-tension versus mat versus deep piers on Irving clay — structural systems, exterior envelope assemblies where acoustic requirements apply, and MEP scope where heavy utility demand or redundancy requirements affect cost. We update that budget as design progresses rather than presenting a single number at bid day.
Step
Site logistics and procurement strategy
Irving sites have specific logistics conditions that affect how a project is built. Las Colinas corporate campus projects may have shared parking garage access constraints and occupied tenant entries that limit delivery windows. Airport-adjacent sites may have crane height restrictions from FAA Part 77. Heritage District sites may have environmental conditions from prior occupancy that require investigation before earthwork begins. We build those conditions into the logistics plan and release long-lead procurement — structural steel, electrical switchgear, specialty MEP — before design is complete rather than waiting for a full drawing set.
Step
Permit strategy and schedule framework
City of Irving building department review timelines are their own variable that affects structural steel release, foundation start, and overall project schedule. We map the permit submission strategy against the design progress schedule so submissions hit the review queue at the right time rather than after drawings are finished. For airport-adjacent projects that require FAA coordination alongside building permits, we track both approval paths simultaneously.
Step
Transition to field delivery
At the end of preconstruction, we hand the field team a coordinated plan: geotechnical findings addressed, long-lead procurement released, permit submissions tracked, subcontractor bids leveled, and a field schedule that reflects what the site will actually support. That transition is where preconstruction work becomes measurable — a well-run preconstruction phase shows up as fewer field surprises, fewer change orders, and a more reliable turnover date.
