5 Construction Project Design Stages and Potential Challenges
The project design phase is one part of many parts of a construction project. And within the design phase are several key stages and milestones that make up the general design timeline.
As an owner, it’s important to know what the major design timeline stages are and the potential issues that can arise from each stage. Any issues not properly handled will impact your overall timeline and project budget.
Let’s dig into the 5 project design timeline steps.
Pre-design stage
The pre-design stage defines your project’s scope, objectives, and project constraints.
During this stage, the initial project design is developed, criteria established, and the preliminary project budget is formulated.
Potential issues
If the project has unclear objectives, the design team may not fully understand your vision and expectations. An evolving project scope or shifting priorities can affect the time it takes to move through the pre-design stage.
It’s important to manage and monitor stakeholder communications to fill in gaps in information or collaboration. This will help prevent any misunderstandings or delays in decision-making.
Schematic design stage
During the schematic design stage, the design chosen is refined. Schematic drawings are then developed with floor plans, elevations, and basic system layouts.
Also, the preliminary costs are figured out based on the schematic design.
Potential issues
Project design refinement means finding a balance between creativity and practicality. Design decisions made in the pre-design stage can change to meet functional requirements, regulatory requirements, and budget constraints. These changes can all delay your design timeline.
Additionally, the schematic design makes it possible to factor in preliminary costs. And it’s possible to determine at this point if the project design exceeds the budget or uses costly materials or construction techniques. These will need to be accounted for and changed as needed.
And design changes can create conflicts with other disciplines that have different requirements for your construction project.
Design development stage
At the design development stage, a set of more comprehensive drawings and specifications are created. These will include the structural, mechanical, electrical, and plumbing systems.
The material (like fixtures & finished) and equipment selection will happen at this stage as well.
Potential issues
Collaboration from all disciplines will need to be coordinated to ensure the project design is integrated into their parts of the construction project. And conflicts that may arise from changes will need to be addressed.
As the design becomes more detailed, complex systems (like HVAC, plumbing, and electrical) may not integrate properly. Value engineering to strike a balance between your preferences and the cost of materials & equipment (as well as delays) comes into factor. Hasty decisions made during this stage are the first to be taken out in the next stage of the process.
Permitting and approval stage
After the project design plans are developed with more detail, they’re ready to move forward into the permitting stage.
Permitting agencies require certain documents to be submitted with permit applications. And after they’ve reviewed those documents, there can be further revisions that need to be made to comply with regulations.
Potential issues
The permit process has a lengthy review and approval timeline. Many permitting agencies are dealing with backlogs and delays exacerbated by complex permit requirements.
Additionally, after the initial review, the design may need to go through revisions to adjust for the permitting feedback. Which could bring in another review of the budget and the owner’s needs. And this all doesn’t account for the possible delay to your project design timeline if there is public opposition to the project or environmental and sustainability considerations.
Construction documentation stage
The construction documentation stage is when the project design drawings and specifications are finalized.
Your overall construction cost estimate can be calculated based on the finalized design documents. You may find value engineering is needed to assess for cost savings and make adjustments to the project without compromising on quality, functionality, or your vision.
Potential issues
Lack of coordination among design and other disciplines can cause further delays and disruptions to the project timeline. Any changes and revisions at this stage can affect constructability factors like sequencing, installation, and accessibility.
The project design phase comes with many potential issues that can delay your timeline.
The Common Area can help act as your owner’s representative to mitigate these delays, protect your interests, and coordinate the needs of your project.
We’ll navigate you through the project from start to finish advocating for you so your project gets done with your interests defended at every step. Our goal is to make your project a positive experience!