Early Decisions Matter Most

June 25, 2026

Provided by Sean M. Foote, NCARB

In construction the most impactful project decisions are made very early in the process, usually before most owners are ready to make them. It’s common for me to hear owners say "I haven't even thought about that. I need to decide now?"

I get it. When you're planning a new building, renovation, or expansion, you're thinking about the end result: the finished building and getting the keys, the awesome new coffee bar, and the day your team moves in. You're definitely not thinking about structural systems, HVAC strategies, or whether one construction sequence approach might move you in six weeks earlier. But here's what I've learned after years of working in design-build project delivery: the decisions made earliest in a project are the ones that have the biggest impact on cost, schedule, and overall success. And that's exactly why I know design-build delivery creates so much value.

Many owners assume project certainty comes when the drawings are complete, but in reality it comes much earlier. It comes when the entire team all understands and aligns around the scope, budget, and schedule, way before the project gains construction momentum. It comes from having the right people at the table asking the right questions at the right time. And it comes from making key decisions when options are still flexible and inexpensive to evaluate. Design-build allows architects, owners, and contractors to work together from the beginning. Instead of waiting until the design is complete to discover construction or budget challenges, the team can evaluate options in real time. Should we use one structural system or another? Would a different construction sequence allow portions of the building to open sooner? Can we prioritize certain scopes to stay within budget while preserving the owner's goals? Those conversations happen early and when they can actually influence outcomes.

I often think about how project decisions are like filling a jar with rocks. If you've ever seen that demonstration, you know the big rocks have to go in first. If you start with sand and pebbles, there's no room left for the important stuff, the big decisions. Projects go the same way, where the big decisions (scope, budget priorities, schedule drivers, and operational needs) are the rocks. When owners make those decisions early, the smaller decisions that follow become much easier. The project team has a framework for evaluating every choice that comes after that. And without those early decisions, every new question becomes a debate. But with them, every new question becomes a confirmation.

Here's another reality: every issue gets more expensive with time. Resolving a scope of work question during design might take a meeting and some sketches or quick drawings. But resolving that same question during construction probably involves a pause in construction activities, requests for information, pricing exercises, schedule adjustments, approvals, and rework. One version is measured in hours, the other is measured in days, weeks, and cost changes. That's why the most expensive problems on a project are usually the ones that could have been solved before construction ever started. Design-build helps uncover those questions early in the process because construction expertise is involved from day one. The team isn't simply designing a building; we're actively evaluating how it will be built, sequenced, procured, and delivered.

I’m a fan of analogies, so here’s one: imagine you're making pottery. The amount of clay you start with determines what's possible. You can create different shapes, sizes, and designs, but the available material establishes the boundaries. When you start with a handful of clay you can make a cup or a saucer, but you won’t make a platter.

Projects aren't different, and the budget is the clay. When owners and project teams align early on realistic budgets and priorities, everyone understands the parameters and can make informed decisions within them. If more clay gets added, the possibilities change. But if the team pretends there's unlimited clay from the beginning (or if the team has no idea how much clay there is to start with), disappointment usually follows. The earlier everyone understands the parameters, the more successful the final results are.

It may sound counterintuitive, but making decisions earlier actually reduces pressure later.

When the team has alignment from the start, fewer decisions need to be made under deadline pressure. Instead of constantly reacting to surprises, the project team can focus on things that create value like schedule optimization, constructability, procurement strategy, sequencing, cost control, or client priorities. Most importantly, owners can focus on running their business instead of constantly worrying about their construction project.

At the end of the day, most owners aren't really looking for the perfect set of drawings, they're looking for confidence. Confidence that the budget is reliable. Confidence that the schedule is achievable. Confidence that the team understands their priorities. Confidence that surprises will be minimized.

Design-build doesn't eliminate every challenge, because construction will always involve problem-solving. What it does provide is the opportunity to solve more of those problems when the solutions are less expensive, less disruptive, and far less stressful. And that's why the earliest decisions often matter the most. They're not just decisions about a building. They're decisions that give owners confidence long before the building is complete.