By Natalie Tuccio, Kennedy Richter Construction
When a homeowners’ association learns that major repairs are needed—whether it’s siding, deck or roof replacements, or structural or drainage corrections—the instinct is often to “get bids.” It sounds logical: gather a few numbers, compare prices, and pick the most reasonable one. But for large, complex community repair projects, that approach can lead to frustration, change orders, and unplanned costs once construction begins.
There’s a better path: preconstruction. Preconstruction is a collaborative planning phase where a contractor and engineer work together—alongside the HOA board and community manager—to develop a fully defined, realistic, and constructible project plan before anyone breaks ground. It bridges the gap between design, budget, and execution—ensuring that the final plan is financially sound and practically achievable.
Why Projects Benefit from Preconstruction Before Bidding
When a set of design documents is created and immediately sent out for bid, boards often discover that costs come in higher than expected or that contractors make different assumptions about how the work will be performed. This doesn’t mean the plans were wrong—only that additional coordination and cost validation are needed to align the design with the realities of today’s market conditions and construction logistics.
That’s where Preconstruction comes in. It’s a proactive phase that brings the engineer and contractor to the same table early, ensuring every detail—from material selection to site access—is understood and optimized before pricing is finalized. The goal is to make bidding more accurate, not more complicated.
What Happens During Preconstruction
In a Preconstruction partnership, the engineer leads the technical design—identifying scope, specifications, and code requirements—while the contractor contributes constructability insight, current market pricing, and phasing logistics. Together, they collaborate with the HOA to answer key questions before the project ever goes to bid:
- Scope Definition: What work truly needs to be done first? Which repairs are priority versus deferred maintenance?
- Budget Alignment: What is the realistic cost to perform that work today, and how does it fit within the association’s available funds or loan capacity?
- Phasing & Logistics: How can the project be sequenced to minimize resident disruption, protect safety, and maintain access?
- Schedule Accuracy: When can the work realistically start, and what is the anticipated duration?
- Risk Mitigation: What potential challenges—such as concealed damage, permitting requirements, or access constraints—can be anticipated and managed in advance?
- Transparent Decision-Making: Preconstruction produces clear documentation—phasing plans, cost breakdowns, renderings, and timelines—so boards can make informed decisions and communicate confidently with homeowners.
- Fewer Change Orders: Early constructability reviews and value analysis prevent scope gaps that could lead to mid-project changes.
- Budget Confidence: Real-time pricing input ensures the project is designed to the budget, not the other way around.
- Reduced Stress: With proper planning, managers and boards face fewer surprises once construction begins.
By answering these questions collaboratively, boards gain a transparent, data-driven roadmap for success. The result is a design that’s both technically sound and financially attainable—before the first bid ever goes out.
Tangible Benefits to HOAs
A True Partnership Between Design and Construction
The most successful communities view Preconstruction as an investment in collaboration, not an added cost. Engineers bring the design expertise; contractors bring practical field knowledge. Together, they create a plan that is not only code-compliant and technically correct, but also efficient, safe, and financially viable.
When both disciplines collaborate early, boards benefit from a unified team focused on one goal: delivering a high-quality, well-planned repair project that protects the association’s investment and minimizes resident disruption.
For today’s HOAs, preconstruction isn’t an extra step—it’s the step that makes everything else work.
With more than a decade of experience serving Colorado HOAs, Natalie Tuccio is a seasoned expert in assisting HOAs with their construction projects. As the Director of Business Development at Kennedy Richter Construction, an owner-operated firm, she is dedicated to helping communities plan and execute projects that align with their specific needs and budgets. Kennedy Richter Construction is recognized as the leading contractor for HOAs, specializing in preconstruction, construction defect repair, intrusive testing, and building envelope restoration. KRC approaches each project with a blend of creativity, expertise, and a deep understanding of the unique challenges presented by occupied spaces such as HOAs.
