Planning is the discipline of ordering activities so each unblocks the next. This guide describes typical sequencing for residential and commercial projects. It does not estimate any specific project — every timeline is unique.
Pre-Construction Sequence
- Zoning approval — clear before design finalizes.
- Site survey and soil test — feed into structural design.
- Architectural plans — architect fees typically 8–15% of construction cost.
- Structural engineering — RCC frame or steel frame calculations.
- Building permit — filed with plans.
- Insurance and bonds — before ground breaks.
Construction Phasing
- Foundation — excavation, footings, foundation walls.
- Superstructure — RCC frame or wood/steel frame.
- Enclosure — walls, roof, windows, doors.
- MEP rough-in — mechanical, electrical, plumbing before insulation.
- Interior finish — insulation, drywall, floors, cabinets, paint.
- Punchlist and handover — last-mile fixes, inspections, sign-off.
Contingency
Most professional estimators reserve 5–10% of total project cost as a contingency line, separate from overhead and profit. This absorbs change orders, unforeseen soil conditions, weather delays. If your bid does not include contingency, you are effectively self-insuring the client's variance risk.
ConstrCalc does not add contingency automatically. If you want one, add it as a line item under Legal / Additional or increase your Overhead percentage — the choice is yours.