The Five-Phase Build
Every KEYSTONE project follows the same five-phase framework — not because we're rigid, but because we've learned, over 240 projects and 15 years, that this sequence is the one that prevents the problems that ruin projects.
Discovery
"We listen before we draw."
Discovery is the phase most contractors skip — and most project failures trace back to that decision. We spend two to four weeks learning your site, your program, your budget reality, and your decision-making style before we write a single specification. We tour the site, review existing as-builts (if any), consult the county planning portal, and produce a written Project Definition document that becomes the contract between us on what we're building.
- Site walkthrough and photograph survey
- Geotechnical and survey coordination (if required)
- Written Project Definition document (scope, goals, non-negotiables)
- Preliminary budget range with documented assumptions
- Recommended project delivery method (design-build vs. traditional)
- Preliminary schedule framework
Design
"What it looks like — before we build it."
Our design director leads schematic design and design development. You see floor plans, sections, elevations, key interior perspectives, and material boards. Every design decision is tested against the budget in real time — we don't design something beautiful and then discover it's $800,000 over budget. The Design phase closes with a complete set of design development drawings and a refined cost estimate within 8% of the construction contract.
- Schematic design drawings (plans, sections, elevations)
- Material and finish boards with vendor options
- 3D perspective sketches for key spaces
- Design development drawings (construction-ready level of detail)
- Refined cost estimate (±8% of contract)
- MEP systems concept (mechanical, electrical, plumbing)
Pre-Construction
"No surprises on day one — or day one hundred."
Pre-construction is where the schedule is built, the permits are filed, the subcontractors are qualified, and the constructability issues are resolved on paper rather than in the field. Our estimating team produces a full line-item budget with documented allowances for every finish item. Our MEP coordinator produces a BIM coordination model identifying any conflicts before construction begins. We submit to the local building department and track the permit calendar weekly.
- Full permit set production and submission
- MEP BIM coordination model (conflict resolution)
- Subcontractor solicitation, bid leveling, and selection
- Line-item construction budget (allowances documented)
- Detailed CPM construction schedule
- Procurement log (long-lead items identified and ordered)
Build
"Your superintendent is on-site every day."
Construction is managed by a dedicated KEYSTONE superintendent who is present on site daily and accountable to a weekly schedule update. Clients receive a Monday morning owner's report with: percent complete vs. baseline, budget actuals vs. forecast, open RFIs and submittals, upcoming 3-week look-ahead schedule, and a photo log of the week's work. We don't wait for problems to surface — we identify variances before they become issues.
- Daily superintendent presence and field coordination
- Weekly owner's report (schedule, budget, photos, look-ahead)
- Monthly budget-to-actual report and forecast
- All rough inspections (framing, MEP, insulation, waterproofing)
- Quality control inspections at each phase transition
- Real-time change order log (every change documented before it's executed)
Handover
"The punchlist. The binder. The warranty."
We don't declare victory until you do. Handover begins with a joint walk-through punchlist — you walk the project with your project manager and superintendent, and every open item is logged, assigned, and time-bounded. The project is not closed until every punchlist item is resolved. You receive a complete project close-out binder: as-built drawings, all O&M manuals, paint colors and specifications, warranty certificates, and the contact information for every subcontractor.
- Joint owner-PM-superintendent punchlist walkthrough
- All punchlist items resolved before final payment
- As-built drawings and specifications
- O&M manuals for all equipment and systems
- Paint color cards and finish specifications
- 10-year KEYSTONE structural warranty certificate
- Subcontractor and vendor contact directory
Questions about the process
Ready to start Phase 01?
Discovery is free. The only cost is 45 minutes for a site walkthrough and a conversation.
Schedule a discovery call