Pre-Construction Checklist

Your Budget

The number that actually drives the project isn't your wish — it's your limit. Before you engage an architect or GC, write down the maximum you can spend including a 10–15% contingency buffer. Unexpected conditions happen: buried debris on a lot, structural issues discovered after demo, a subcontractor walking off the job. The contingency isn't optional — it's part of the real budget. If you're financing the build, get pre-approved for that amount before design starts.

Budget checklist

• Total construction budget confirmed (not estimated — actual approved amount)
• 10–15% contingency set aside and not counted as usable construction budget
• Construction loan pre-approved, or cash confirmed available
• Soft costs accounted for: architect fees, engineering fees, permit fees, survey
• Landscaping, driveway, fence, and pool budgeted separately if applicable
• Furniture, appliances, and window treatments budgeted separately (not included in most construction contracts)

Your Lot

Your architect cannot finalize drawings until several things about the lot are confirmed. Zoning determines what you're allowed to build. Setbacks determine how close to the property lines you can build. Flood zone designation affects the foundation height requirement (if you're in a FEMA AE or VE zone, the home may need to be elevated). Utility connections — water, sewer, electric, gas — need to be confirmed before MEP design begins. Get a survey done early.

Lot checklist

• Lot owned or under contract
• Current survey obtained (boundary survey with legal description)
• Zoning confirmed: what's allowed to be built, and at what size
• Setbacks confirmed: front, rear, and side yard minimums
• Flood zone designation checked (FEMA flood map: msc.fema.gov)
• Utility availability confirmed: water, sewer or septic, electric, gas
• Soil conditions understood — unusual soil may require a geotechnical report
• HOA overlay confirmed if applicable — some HOAs have design review requirements beyond the county

Your Architect

You need a licensed Florida architect before a permit can be submitted. If you already have one, bring them in early — ideally before your GC is engaged, so the drawings reflect your vision from the start. If you don't have one, your GC can recommend architects they've worked with. Interview at least two. Look at completed projects similar to yours. Ask about their availability — an architect who is overloaded will slow down your pre-construction timeline significantly.

Architect checklist

• Florida-licensed architect engaged
• Contract signed with clear scope: schematic design, design development, construction documents, and permit coordination
• Engineer of record identified for structural drawings
• MEP (mechanical, electrical, plumbing) engineer identified
• Architect's fee structure understood: flat fee vs. percentage of construction cost
• Timeline for construction documents agreed in writing

Your Finish Selections

This is the one most owners skip, and it's the one that causes the most delays. All finish selections need to be locked in before construction documents are finalized — not before construction starts, before the permit is submitted. Why? Because the electrician needs to know the location of every light fixture before rough-in. The plumber needs to know every fixture and where it sits. Cabinets have to be ordered 6–12 weeks in advance of when they're needed. If you're picking tile during framing, you're already behind.

Selections checklist

• Flooring: material and brand selected for every room (hardwood, tile, carpet)
• Kitchen cabinets: style, finish, and layout confirmed
• Kitchen countertops: material and edge profile selected
• Kitchen appliances: brand and model confirmed (required for cabinet layout and rough-in)
• Bathroom cabinets and vanities: selected for each bath
• Bathroom tile: floor tile and wall tile selected for each bath
• Plumbing fixtures: faucets, showerheads, toilets confirmed for each bath
• Lighting fixtures: selected for every room and exterior location
• Interior doors: style and hardware selected
• Exterior doors: front door, rear door, and any French or slider doors selected
• Windows: brand, style, and size confirmed (impact-rated in South Florida)
• Paint colors: interior and exterior selected
• Roofing material: tile, metal, or shingle selected
• Exterior finish: stucco, siding, or stone selected

Your Scope

What is and isn't included in the contract has to be written down explicitly. 'Landscaping' is not specific enough. 'Basic sod and two palms' is. 'Kitchen appliances' is not specific. 'Samsung 36-inch range, Bosch dishwasher, and 42-inch KitchenAid refrigerator' is. Vague scope creates disputes. Clear scope creates accountability. Before you sign a construction contract, read through the scope of work line by line and ask about anything that isn't explicitly included.

Scope checklist

• Full scope of work in writing from your GC — not a summary, a line-item list
• Exclusions listed explicitly: what the GC is NOT responsible for
• Allowances identified: any items where the final cost depends on your selection (these are estimates, not fixed prices — understand how they work)
• Site work included: driveway, grading, irrigation
• Landscaping scope defined or explicitly excluded
• Pool included or excluded (most GCs handle this separately or have a sub for it)
• Generator, solar, or EV charger roughed in or excluded

Your Contract

Before you sign a construction contract, there are a few things it must include. A fixed price or a clearly defined cost-plus structure with a cap. A payment schedule tied to construction milestones, not calendar dates. A change order process that requires your written approval before any additional work begins. A lien release process so you know subcontractors are being paid. A termination clause. If a GC resists putting any of these in writing, that's your answer.

Contract checklist

• Contract price is fixed or has a clearly defined cost-plus structure with a guaranteed maximum
• Payment schedule tied to milestones, not dates
• Change order clause: all changes in writing, cost and timeline impact disclosed before approval
• Lien waiver provision: GC provides conditional and unconditional lien waivers at each draw
• Insurance requirements spelled out: general liability and workers' compensation minimums
• Warranty terms: what's covered, for how long, and by whom
• Dispute resolution process defined
• GC's license number (CGC or CBC) listed in the contract