Preconstruction Services

At Terrapin Construction Group (TCG), we believe successful projects begin long before the first shovel hits the ground. Our preconstruction services provide owners with clarity, confidence, and control by addressing budget, design, schedule, and risk from the very start. With over one million square feet of projects delivered nationwide across 38 states, our team has the experience to guide owners, developers, and operators through the complexities of commercial construction with transparency and precision.

Cost Opinions – Accuracy at Every Design Milestone

TCG delivers progressive cost opinions tied directly to design development. Each estimate evolves with design detail, giving owners and lenders confidence as scope and systems are defined:

  • Schematic Design (SD) – Conceptual estimate within ±20% accuracy based on program requirements.

  • Design Development (DD) – Refined estimate within ±15% accuracy with major systems identified.

  • 85% Construction Documents (CD) – Detailed estimate within ±10% accuracy supported by subcontractor budgets and vendor pricing.

  • 100% Construction Documents – A fully buyout-ready construction budget, typically within 3 weeks, including subcontractor proposals and material quotes.

Estimates are presented in CSI division format, ensuring clarity across all building systems.

Division Breakdown

Our cost opinions include all major divisions, such as:

  • Division 02 – Sitework

  • Division 03 – Concrete

  • Division 04 – Masonry

  • Division 05 – Metals

  • Division 06 – Wood, Plastics, Composites

  • Division 07 – Thermal & Moisture Protection

  • Division 08 – Openings

  • Division 09 – Finishes

  • Division 10 – Specialties

  • Division 11 – Equipment

  • Division 12 – Furnishings

  • Division 13 – Specialty Construction

  • Division 14 – Conveying Systems

  • Divisions 21–28 – Fire Protection, Plumbing, HVAC, Electrical, Security, IT

Construction Cost Deliverables

Our deliverables include a detailed breakout of hard construction costs by major category, with line items for general conditions, contingency, bonds, insurance, and contractor fee. TCG structures budgets to support both:

  • Guaranteed Maximum Price (GMP) contracts with shared savings, or

  • Cost-Plus contracts for maximum flexibility.

This allows us to align contract models with your financing strategy, risk profile, and project goals.

Owner-Provided Equipment & Systems

Many projects include owner-furnished items such as specialized equipment, IT infrastructure, or furnishings. While owners may procure directly, TCG’s procurement strength and vendor relationships often result in better-than-direct pricing on items like HVAC equipment, insulated metal panels, and specialty systems. We can either install owner-furnished items or manage procurement end-to-end, reducing risk and maximizing value.

Soft Cost Management

Our preconstruction team also tracks and manages soft costs, ensuring total visibility into all project expenses. Typical soft costs include:

  • Architectural & Engineering Fees (MEP, civil, structural, architectural design)

  • Survey & Geotechnical Reports

  • Permits, Entitlements, Impact & Utility Fees

  • Legal, Financing & Lender Fees

  • Owner’s Rep & Project Management Fees

  • Environmental Studies & Special Inspections

  • Furniture, Fixtures & Equipment (FFE) coordination

Total Project Cost – The Full Picture

We provide owners and lenders with a comprehensive roll-up of all costs: hard construction, owner-provided equipment, and soft costs. Budgets clearly highlight controllable vs. uncontrollable costs, escalation risks, and scope allowances — eliminating surprises during construction and enabling reliable capital planning.

Assumptions & Clarifications

Every cost opinion includes clear assumptions on scope, escalation factors, site conditions, and utility availability. These clarifications define accuracy, highlight risks, and ensure all stakeholders share a common baseline.

Value Engineering Options

We take a proactive, impartial approach to Value Engineering (VE). Our recommendations are vendor-agnostic and supported by cost-benefit analysis, giving owners clarity on the cost, schedule, and performance impact of each option. Examples include:

  • Alternative wall assemblies

  • HVAC system right-sizing

  • Lighting substitutions

  • Modular vs. conventional construction

Schedule Development

As design advances, TCG develops increasingly detailed project schedules:

  • Early Milestone Schedules – Permitting, design, procurement, and construction durations.

  • Critical Path Schedules – Gantt charts tracking long-lead items such as switchgear, structural steel, HVAC equipment, or specialty finishes.

This ensures transparency, predictability, and accountability throughout preconstruction.

Owner’s Advocacy

By engaging TCG for preconstruction, owners gain more than estimating and scheduling — they gain a trusted partner and advocate. Our leadership team acts as an extension of ownership, providing oversight, vendor coordination, and strategic guidance to protect budget, schedule, and operational goals at every step.

Let’s Plan Your Next Project

When it comes to preconstruction services, Terrapin Construction Group delivers the clarity and confidence owners need to build smarter. From cold storage to mixed-use, hospitality to industrial, retail to healthcare, our team has the national experience and technical expertise to turn vision into reality.

One Partner. Every Phase. Coast to Coast.


At TCG, we simplify the complex. As your nationwide commercial design-build partner, we offer a seamless, start-to-finish solution that unites architecture, engineering, and construction under one roof. From concept to completion, we deliver speed, efficiency, and quality that traditional build models can’t match. Our experienced team collaborates closely with you to turn vision into reality—on time, on budget, and with zero handoffs.

Design smart. Build better. Go further—with TCG.