top of page



Pre-construction services are an essential part of every construction project. A project's ultimate success starts with proper planning, budgeting and coordination between the client, contractor and design team. It is a vital part of ensuring a smooth transition into construction. Bobbi Thomas has an experienced staff that understands this important role and offers a full range of pre-construction services including the following:

  • Site inspection to review existing conditions

  • Plan review

  • Preliminary budgets

  • Preliminary construction schedules

  • Identify long lead items

  • Provide value engineering

  • Provided detailed bid proposal

  • Permit application and acquisition


Site Inspection - Review Existing Conditions

Whether it is a vacant site for a base building or an existing building for a tenant build-out, a site inspection is very important. We will perform the site inspection and offer the client and the design team suggestions on the best means of construction. This process can help save time as well as construction costs.

Plan Review

We like to work closely with the client's and the design team. We review plans carefully to ensure they meet code requirements as well as the clients design intent. During this process we are able to notify the client of potential problems we may see in the design. We are also able to request clarifications from the design team on any items that may be ambiguous and offer cost savings ideas. By providing a thorough plan review early on we are able to save time during the construction process.

Preliminary Budgets

We have extensive experience in all types of commercial and residential construction. It is this experience that allows us to prepare accurate preliminary budgets based solely on preliminary plans or even just a simple floor plan. It is vital that our clients have a sense of what their construction costs will be. An accurate preliminary budget helps the client during the final design process. We strive to provide accurate budgets during the preliminary stage.

Preliminary Construction Schedules

Preliminary construction schedules are very helpful to the client. It allows the client to start planning for the things that are necessary to move from their current location to their new location such as scheduling telephone and data vendors, furniture vendors and movers.


Identify Long Lead Items

In order to prepare an accurate construction schedule you must first be able to identify any long lead items. We will identify any potential long lead items and inform the client of the estimated delivery date. We will assure that those items are released in a timely manner so that they do not cause a delay in the final completion of the project. In many circumstances, we will be able to offer substitute products of equal quality that can reduce the lead time.

Provide Value Engineering

Value engineering is the process of providing the client with both alternate methods of construction as well as alternate building systems. Vision 21's thorough review of the construction documents allows us to provide the client with such alternatives. We strive to ensure that the client is getting the best return for all parts of their project. After thoughtful and diligent analysis of a project, we will provide the client with a laundry list of value engineering ideas from which they can choose.

Provide Detailed Bid Proposal

We will provide the client with a clear and precise bid proposal. We provide our clients with a complete breakdown of costs by trade. Our proposals also include value engineering ideas the client may want to consider as well as any alternate pricing.

Permit Application and Acquisition

We have a thorough knowledge of the building permit process as well as a great working relationship with area jurisdictions. These strong relationships are very helpful during the permit process. We are very diligent in following up with county or city plan reviewers and we work closely with the design team to ensure any comments are addressed and resubmitted in a timely manner.


Our dedicated staff has many years of combined experience providing high quality cost effective construction services which include:

  • Project supervision

  • Ensure safety standards

  • Ensure code compliance

  • Oversee and schedule inspections

  • Monitor schedule and subcontractor performance

  • Provide activity logs

  • Provide cost control and manage changes

  • Provide client updates


Project Supervision

Our superintendents are experienced with both base building and interior build-outs. Most of our superintendents have 20 years or more of experience and their job site leadership is instrumental in a project's success. Our superintendents are responsible for scheduling subcontractors, quality control, safety standards and completing the project on time.

Ensuring Safety Standards

At Bobbi Thomas Design | Build | Develop our number 1 priority on each job site is ensuring the safety of our team members as well as our subcontractors, clients and client's vendors. Our superintendents are committed to making sure that everyone on our project is working in a safe manner and that OSHA guidelines are being followed. In addition, we require that our superintendents perform weekly job site safety meetings with the subcontractors.

Ensuring Code Compliance

Our staff is knowledgeable of local, state and international building requirements and codes. It is this knowledge that allows us to ensure that the design and methods are in compliance with applicable codes. Ensuring code compliance throughout the construction project enables the inspection process to go smoothly which allows us to maintain the construction schedule.

Oversee and Schedule Inspections

We will schedule and oversee all building, trade and third party inspections. We inform our subcontractors well in advance of when we will require their inspections. Our superintendents walk the job with the inspectors so they can answer any questions they may have and address any concerns in a timely manner.

Monitor Schedule and Subcontractor Performance

At the start of every project we provide a detailed Gantt chart schedule to the client and the subcontractors. Our project managers and superintendents update the schedules weekly to assure that the project remains on track. We review the updated project schedule weekly or even daily with each subcontractor and we insist that each subcontractor meets the dates shown on the schedule.

Provide Activity Logs

Activity logs include submittal logs, RFI logs (Request for Information) and change order logs. The submittal logs document what construction items we will be submitting for approval, the date we received them, the date we submitted them to the owner or architect and the date they were approved. RFI logs document the day a request for information was sent to the owner or architect, the date it was answered and the date the answer was sent to the subcontractors. Change order logs document the date that a change was requested, the subcontractors involved, the date the change order proposal was sent to the owner and the date it was approved. We update these logs weekly and provide the owner and architect with the updated logs. The activity logs are an important tool to help keep everyone involved and updated on materials being used, information being sent out by the architect and budget changes.

Provide Cost Control and Manage Changes

We pride ourselves on our ability to control costs and manage changes for our clients by providing a thorough review of the construction documents prior to submitting a proposal. This thorough review enables us to catch items that may have been missed or overlooked by the design team. We are able to include such items in the original proposal to avoid future change orders after the project has commenced. Even with a detailed design and a thorough review of the plans the client may choose to add or change the design after construction has started. We will request pricing for any such change from our subcontractors and we will review the cost carefully and ensure that the client is getting the best possible cost. Once the client has approved the change, we update the change order log and budget and provide the client with both.

Provide Client Updates

Keeping our clients informed and updated on the project is one of our highest priorities at Vision 21 Construction & Development. In addition to providing the clients with weekly updated schedules and activity logs, we encourage weekly job site meetings with our clients. At each meeting we review the previous weeks meeting minutes, discuss new business, review the schedule and review the updated activity logs. For our out of town clients we prepare a weekly job summary and email to the client for review. We also establish a conference call service where the client, architect, engineer and our staff to have a weekly or bi-weekly conference call meeting to discuss the project.

bottom of page