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Build Faster by Slowing Down: The Power of Preconstruction Planning

Tanmaya Kala
10 min read

Rushing preconstruction is the biggest mistake on large construction projects. Since most opportunities for success exist at the preconstruction stage, thorough preconstruction planning saves time and money later. Experienced professionals often see projects that cut corners early only to face bigger costs during construction.

One of my favorite books on the topic of large projects management is How Big Things Get Done by Bent Flyvbjerg and Dan Gardner. It is a must read for anyone involved in managing any kind of large project. One of the key things in the book is the iron law of project management where he talks about the current state of large projects represented by the graph below. In a nutshell, 0.50% of projects are “on budget and on time and on benefits. This is a challenge flag for all industry professionals to find ways to change this paradigm.

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Figure 1: The Iron law of Project Management (Flyvbjerg 2023)

The key to addressing this situation is effective preconstruction planning.

‘No battle was ever won according to plan, but no battle was ever won without one.’

— General Dwight D. Eisenhower

Common Preconstruction Challenges

Lack of Effective Preconstruction Planning Tools

Most tools used in preconstruction are adapted from construction, focusing on execution rather than plan development. Effective planning requires testing multiple scenarios to optimize cost, schedule, and quality. However, current tools like Primavera are designed for command and control, limiting scenario analysis, while most estimating tools require detailed inputs, slowing early decision-making. There is a need for high-level planning tools that allow rapid scenario testing with past data, enabling faster, more informed design decisions without heavy reliance on spreadsheets or excessive detail.

Unclear tangible benefits

Consequently, numerous clients perceive preconstruction planning as non-essential and subsequently seek opportunities to minimize both expenditure and time allocated to this phase.

Traditional approach

Some still claim that, in the past, buildings were constructed without extensive 3D model coordination, target value design (TVD) etc. While this viewpoint is less common now, it persists. These perspectives overlook the increasing complexity of modern buildings and stricter codes. Effective planning now requires virtual modeling and scenario iteration to meet client needs efficiently and cost-effectively.

Who pays and who cares?

The responsibility for preconstruction planning typically rests with the General Contractor (GC). Contractually, the main risk for a GC lies in the construction phase, so their resources and personnel are primarily focused on managing construction activities. GCs generally earn their revenue during the construction process and therefore have an interest in making projects feasible for clients. Once construction begins, the cost of halting a project increases substantially. While GCs consider it important to develop effective plans, they often focus on creating plans that align with the client's budget and schedule requirements.

What is the solution

Collaboration of building owners, designers, and general contractors is essential to effectively address this challenge. Few strategies are outlined below, provides a structured approach:

Validation

Enhancing the definition of feasibility parameters and leveraging actual cost data from comparable projects enables clients to make informed funding decisions. The integration of current AI models further facilitates the use of historical cost data—particularly for institutional clients—to support sound early-stage financial planning.

Effective Preconstruction

Clear project parameters and a validated budget and schedule based on validation study above allow the preconstruction team to develop an efficient plan.

People: Having experienced staff with relevant expertise is essential during this phase.

Time: During preconstruction, teams typically iterate on design concepts and project approaches to optimize both cost and schedule. While modern tools can reduce effort and accelerate turnarounds, it is generally necessary to allocate time for planning iterations, with 30–35% of the overall project duration (from the start of preconstruction to building occupancy) should be set aside for preconstruction planning.

Tools: Tools specifically designed for preconstruction planning are currently limited. However, as AI technology continues to advance, it is expected that more effective preconstruction tools capable of working with unstructured data to assist planners will become more widely available.

As the construction landscape grows ever more complex, embracing thorough preconstruction planning is no longer optional, it is essential for project success. The time and effort invested upfront are repaid many times over in efficiency, cost savings, and quality outcomes. Whether you are a building owner, a designer, or a general contractor, now is the moment to champion collaborative, data-driven planning processes and advocate for smarter, purpose-built tools. Let’s commit to slowing down at the start so we can accelerate towards successful project delivery. Take the first step: prioritize robust preconstruction planning and transform the way your projects achieve their full potential.

This content is for informational purposes only, based on publicly available sources. It is not official guidance. For any building or compliance decisions, consult the appropriate authorities or licensed professionals.