Start Smart, Finish Strong: Why Pre-Construction Matters

We've all heard the stories about jobs that drag on twice as long as promised and cost twice as much as planned. Homeowners who wish they'd made different choices from the start. Projects that feel more like ultra-marathons than the exciting transformations they are meant to be.

But here's what we've learned after four decades in this business: these outcomes are largely avoidable. But only when you discard the outdated approach that puts pricing conversations at the end of the bidding process instead of the beginning.

At MN Builders, we've built our reputation on an entirely different model — one where collaboration starts early, expectations are clear from day one, and surprises are the exception rather than the rule. It's called Pre-Construction, and it's the foundation of the majority of successful projects we tackle today.

Where the industry got it wrong.

For years, the standard bidding process looked straightforward enough:

1. Owner hires an architect and/or designer.

2. Architect designs project.

3. Owner solicits 3-5 bids from contractors.

4. Owner chooses the lowest bid [usually].

Can you see the backward incentive baked into this scenario? When multiple contractors are competing solely on price at the tail end of the design process — without having input during planning — the system encourages lowball estimates that compromise quality, cut corners, or lead to change orders down the line. Our architect partners tell us this pattern is so predictable that they give their clients a heads up: preliminary estimates will be roughly 30% below the actual final costs for the same scope.

Meanwhile, clients don't get meaningful cost feedback until after they've invested heavily in design and permits. If the project comes in at double the intended budget, the options are limited and expensive: pay more, scale back significantly, or walk away from months of planning.

It’s a system that creates a perfect storm of frustration for everyone.

Where MN gets it right.

At MN, we've been practicing a better model for decades and, thankfully, it’s one that has steadily gained traction in the industry overall: Instead of assuming the traditional role as “vendor” who shows up at the end of the bidding process, we strive to become an integral part of your team from the earliest stages of planning.

It looks a little like this:

1. Client hires a contractor at the same time the architect and/or designer is hired.

2. Architect/Designer creates preliminary designs with ongoing contractor input on feasibility and costs.

3. Architect/Designer refines design while contractor updates pricing through multiple collaborative iterations.

4. Architect/Designer finalizes plans while contractor prepares final contract pricing.

The reason this less linear, far more collaborative approach works so well for MN Builders and, more importantly, for our clients, is based on a bold but proven assumption: If you're talking with reputable builders who deliver quality craftsmanship and solid project management, the final costs of your project will be similar regardless of who you choose.

Why? Because labor rates are competitive, material prices are transparent, and skilled subcontractors charge fair market rates. With all these things being relatively equal, what you're really choosing during the bidding process is two-fold: the builder who (1) best understands the needs and goals of the project and (2) you feel most comfortable working with for the long haul.

Frankly, that’s why so many clients end up going with us. We pride ourselves on our partnership and listening skills as much as our deep construction expertise.

After more than 40 years in this business, we've learned that the best projects start with the right foundation — not just on the construction site, but in the relationships between client architect, designer, builder, and sub-contractors.

How it works.

One of our favorite aspects of Pre-Construction is how early we can get involved, sometimes even before schematic plans are created. We often do pre-purchase walkthroughs with potential homebuyers, assessing the existing conditions and renovation potential of a house before they even make an offer.

Once schematic plans are ready, we review them from a builder’s perspective, identifying missing scope, coordinating between different systems, and planning for the design-build elements like mechanical and waterproofing that require specialized expertise. Our builder's eye catches issues early, when they're easy and inexpensive to address.

The key word here is “early” because the earlier you can discuss constructability, the better everyone’s interests are served. Your architect and designer get to focus on design. You get the security of knowing your contractor is committed and planning ahead. And we get to organize our schedule and resources to ensure your project gets the attention it deserves. Working together from the start, we all make informed decisions that keep your project on track and on budget.

Having us involved early also helps you build the right team. Need an architect, interior designer, or subcontractor whose style aligns with your vision? We've worked with the best in the region and can make introductions that lead to great partnerships.

What we need from you.

As with all partnerships, the best Pre-Construction partnerships are collaborative ones. Just as you need a reputable builder who understands the needs and goals of your project, we need clients who are engaged in the project, willing to make decisions when needed, and invested in the outcome. When all parties bring the same energy to the project, it becomes more than just a construction job — it becomes a creative alliance that can actually be, dare we say, fun! 

That doesn’t mean we ever lose sight of the significant investment you’re making or ever stop thinking of how to ensure every dollar of your budget works hard to create the home you've envisioned. It just means that we strongly believe that unwavering partnership from day one can make the whole process a whole lot easier for everyone.

It’s never too early to start. 

After more than 40 years in this business, we've learned that the best projects start with the right foundation — not just on the construction site, but in the relationships between client architect, designer, builder, and sub-contractors. Pre-Construction isn't just a valuable service we offer; it's how we ensure every project meets our client’s goals for design, budget, and schedule.

Ready to experience the difference that true collaboration can make? Let's start the conversation about your project today — because the earlier we begin working together, the better the results will be.