Our Process
Seven phases. Zero ambiguity.
Why preconstruction matters
Most cost overruns are designed in, not built in.
Research consistently shows that 70–80% of construction cost is locked in by the end of schematic design. Ironline embeds our preconstruction team from program through GMP, running parallel estimating at every design milestone. By the time you sign a GMP, every dollar is accounted for with real subcontractor market data, not assumptions.
$4M+
Average scope gap identified per $50M project in preconstruction
18%
Faster schedule delivery on design-build vs. negotiated bid
94%
Projects delivered on-time or early across 312 completions
Phase 01
Concept & Feasibility
Before any contract is signed, Ironline invests in understanding your project. We walk the site, review the program and any existing studies, and develop an honest preliminary budget range and schedule framework. This costs you nothing and creates no obligation.
Client owns
- Project program and space requirements
- Site control or lease agreements
- Design team selection (or we can recommend)
- Business case for the project
Ironline owns
- Preliminary budget range with assumptions documented
- Preliminary schedule framework
- Site logistics assessment
- Recommendation on delivery method
Communication cadence
One deliverable meeting at end of phase. Written summary provided.
Scheduling & tooling
Phase 02
Preconstruction
This is where Ironline earns its keep. Our preconstruction team embeds with your design professionals, running parallel estimating and constructability reviews at each design milestone. We identify issues when they cost nothing to fix, not after concrete is poured.
Client owns
- Design decisions and program changes
- Value engineering accept/reject decisions
- Long-lead equipment selections
- Budget approval at each milestone
Ironline owns
- Milestone cost estimates with backup
- Constructability review reports
- Value engineering log
- Subcontractor pre-qualification and outreach
- Long-lead procurement strategy
- Master project schedule
- GMP development and delivery
Communication cadence
Bi-weekly preconstruction meetings. Written milestone estimate at each design phase. GMP presentation with full backup.
Change order policy
During preconstruction, design changes are tracked and priced within 5 business days of request. No cost surprises at GMP.
Scheduling & tooling
Phase 03
GMP Execution
The GMP is a contractual ceiling on your total construction cost. Ironline's GMP books are detailed enough that you can see exactly where every dollar is allocated, which items are in allowances, and what contingency covers. We walk through the book page by page before you sign.
Client owns
- GMP approval and contract execution
- Owner-direct vendor contracts (AV, furniture, signage)
- Permit application signatures where required by jurisdiction
Ironline owns
- Complete GMP book with subcontractor bid tabs
- Allowance and contingency schedules
- Long-lead purchase orders
- Mobilization plan
- Site logistics drawing
Communication cadence
Single GMP presentation meeting. Two-day review period standard. Execution and mobilization begin concurrently.
Scheduling & tooling
Phase 04
Mobilization
Mobilization is not just setting up a trailer. Ironline's mobilization phase includes complete site safety planning, subcontractor kickoff meetings, temporary power and water coordination, and establishing the Procore project environment that your team will use to access RFIs, submittals, and reports throughout construction.
Client owns
- Site access and survey markers
- Utility account setup for temporary construction power
- Owner-furnished materials staging coordination
Ironline owns
- Site-specific safety plan
- Subcontractor kickoff and OSHA-30 gateway confirmation
- Procore project environment setup (owner access provisioned)
- Temporary facilities installation
- Initial submittal log with required dates
- First two-week look-ahead schedule
Communication cadence
Kickoff OAC meeting. Weekly thereafter.
Scheduling & tooling
Phase 05
Construction
During construction, Ironline operates on a simple principle: you should never be surprised. The weekly OAC meeting covers schedule progress, open RFIs, pending submittals, cost-to-complete status, and any issues requiring owner decision. The Friday cost report means your budget is never a mystery.
Client owns
- Timely decisions on open RFIs and submittals (5-day standard response)
- Approval of changes before work proceeds
- Owner-direct vendor coordination and delivery dates
- Progress payment authorization within 10 days of application
Ironline owns
- Daily field supervision and quality control
- Weekly OAC meeting facilitation and written minutes
- Two-week look-ahead schedule, updated every Monday
- Friday cost-to-complete report
- RFI log management (target 5-day resolution)
- Submittal log management
- Subcontractor payment management
- Monthly schedule update in P6
- Change order pricing within 10 business days of event
Communication cadence
Weekly OAC meeting. Daily field reports in Procore. Friday cost-to-complete email. Monthly executive summary.
Change order policy
No work proceeds without an approved change order or written authorization. All changes priced within 10 business days of event identification. Owner has 5 business days to approve or request clarification. No oral change orders.
Scheduling & tooling
Phase 06
Commissioning & Closeout
Commissioning is not an afterthought at Ironline. We engage a third-party Cx agent on all projects over $15M and on any project with complex MEP systems. Systems are tested, balanced, and documented before punchlist, so you do not spend your first winter in a building chasing HVAC issues.
Client owns
- Occupancy decision and move-in coordination
- Owner-furnished equipment installation coordination
- Final payment authorization
Ironline owns
- Third-party commissioning coordination
- Systems testing and balancing documentation
- Punchlist generation and completion (14-day target)
- Certificate of Occupancy acquisition
- Digital O&M manual delivery (indexed by system, searchable)
- Record drawing delivery
- LEED documentation submission (where applicable)
- Training coordination for building systems operators
Communication cadence
Weekly closeout meetings. Punchlist completion updates every 3 business days. Final delivery meeting.
Scheduling & tooling
Phase 07
Warranty & Post-Occupancy
Ironline's warranty is not a piece of paper. Twelve months after substantial completion, we schedule a formal warranty walkthrough and address any items that have emerged. Your project superintendent stays on as the warranty contact, so you reach someone who knows the building.
Client owns
- Warranty request submission (email or Procore)
- Access for warranty repairs
- Participation in 12-month walkthrough
Ironline owns
- Response to warranty requests within 48 hours
- Emergency response within 4 hours for life-safety issues
- 12-month formal warranty walkthrough
- Coordination of manufacturer warranties (equipment, roofing, glazing)
- Documentation of all warranty work performed
Communication cadence
48-hour response commitment. 12-month walkthrough scheduled at substantial completion.
Scheduling & tooling
Change order policy — the short version
No oral changes. No surprise invoices.
Every change to scope, schedule, or cost is documented in writing before work proceeds. Period. Our contracts define response times for both parties: Ironline prices a change within 10 business days of the event. The owner approves or rejects within 5 business days. No ambiguity, no retroactive billing, no disputes at closeout.
10 biz days
Ironline prices change within
5 biz days
Owner approves or rejects within
Never
Work proceeds without approval?
Never
Oral change orders accepted?
Technology stack
What we use to run your project
Primavera P6
Master project schedule
Critical path method scheduling maintained by a dedicated scheduler. Monthly baseline comparison. Owner receives full P6 export or Microsoft Project file on request.
Procore
Project management platform
Owners receive full Procore access: RFIs, submittals, daily reports, cost-to-complete, change orders, and closeout documents. Single source of truth for the entire project team.
Bluebeam Revu
Drawing review & coordination
All constructability reviews and submittal markups are completed in Bluebeam Studio so comments are traceable, time-stamped, and searchable throughout the project.
Sage 300 CRE
Cost accounting
Project cost accounting and subcontractor payment processing. The Friday cost-to-complete report pulls live from Sage and is formatted for owner review—no manual spreadsheets.
Autodesk BIM 360
BIM coordination
Used on all projects over $15M or with complex MEP systems. Model-based clash detection during preconstruction eliminates the most expensive field conflicts before they happen.
DocuSign
Contract execution
GMP books, change orders, and substantial completion certificates are executed electronically with full audit trail. No faxing, no courier delays.
Ready to start the process?
Phase 01 costs nothing and commits you to nothing. Send us the basics and our preconstruction manager will respond within one business day.