You have plans and a construction certificate (CC) and are ready to build - think again!

Most people who have architectural drawings and a construction certificate (CC) assume they’re ready to kick off construction. The reality, however, is often quite different. At Ballast Point, we see this all the time: plans that appear complete but are far from build-ready. This gap can lead to delays, unexpected costs, and significant frustration for both homeowners and builders.

Here’s why this happens, where things commonly go wrong, and what you can do to ensure your project starts on the right foot.

What Most People Don’t Know

Having architectural drawings and a CC doesn’t mean you’re ready for construction. Many crucial elements are often overlooked or underdeveloped, including:

1. Incomplete Specifications
   Many plans don’t include full material specifications or clear set-outs, leaving critical decisions undefined until the build phase.

2. Integration Issues
   Architectural plans and structural designs frequently don’t align. This disconnect can result in costly problem-solving mid-project.

3. Hidden Risks
   Risks embedded in documentation—like drainage issues or unclear design details—often only surface once work begins.

4. Budget Misalignments
   While homeowners might have a rough budget in mind, many key cost components—like structural details, joinery, or site-specific conditions—are left out of the initial plans.

5. Lack of a Detailed Program
   A comprehensive project timeline, including milestones and procurement schedules, is rarely included at the outset. This can make it hard to manage expectations and avoid delays.

Here’s Where It Goes Wrong

The moment construction starts with incomplete documentation, problems begin to multiply:

1. Delays and Variations

Inadequate planning pushes risk onto the contract, resulting in variations, delays, and disputes. For instance, we’ve seen cases where a structural design wasn’t properly integrated with the architectural layout, requiring costly fixes during construction.

2. Cost Overruns

When documentation lacks clarity, builders need to problem-solve on-site. This can inflate costs rapidly. One project we reviewed had no drainage plan for the lower level, meaning excavation and groundwork had to be re-done once site conditions revealed the oversight.

3. Missed Opportunities for Cost-Saving

Without a thorough document review, opportunities to streamline materials or processes are missed. For example, not budgeting for key items like roofing, steel, or concrete in conjunction can lead to inefficiencies.

4. Unclear Budget Expectations

Relying on a rough ballpark figure can be misleading. A project with an anticipated build cost of $1.5 million might realistically land closer to $2 million after accounting for site attendance, materials, and problem-solving.

5. Poor Communication and Coordination

Without clear documentation, the builder becomes the default problem-solver, often without adequate input from the design team. This lack of coordination slows progress and increases stress for everyone involved.

The Solution: A Comprehensive Pre-Construction Process

To avoid these pitfalls, it’s critical to go beyond just having a CC and drawings. At Ballast Point, we offer a pre-construction service designed to ensure your project is truly build-ready.

1. Budget Estimate

We provide a detailed budget estimate based on your current project documentation, identifying areas where costs could balloon and helping you plan accordingly.

2. Site Investigation and Planning

A pre-commencement checklist ensures we understand site conditions, addressing potential risks like drainage or ground conditions before they escalate.

3. Contractor Quotes and Procurement

We obtain quotes for critical project components (e.g., joinery, windows, structural elements) and develop a procurement timeline to keep everything on track.

4. Documentation Evaluation

We thoroughly review your plans to:

• Propose cost-saving adjustments.

• Identify and resolve risks or misalignments between design and structure.

• Provide sketches for key construction details to ensure seamless integration.

5. Program Development

We create a detailed project timeline with milestones, start and completion dates, and procurement deadlines. This keeps everyone on the same page from day one.

Final Thoughts

Rushing into construction without fully prepared documentation is a recipe for stress, delays, and budget blowouts. By investing time and resources in a thorough pre-construction process, you can de-risk your project and set it up for success.

If you’re unsure whether your plans are truly build-ready, reach out to us for advice. It’s always better to address these issues upfront than to let them snowball into costly problems during the build.