The Kansas City owner’s pre-construction checklist

Most owners only build a few times in their lives. The contractors, suppliers, and designers across the table do it every day. This checklist evens the odds. It isn’t a substitute for professional advice on your specific project, but it covers the decisions we see cause the most cost and schedule trouble in the Kansas City market.

Budget & money

1. Build a total project budget, not just a construction number: land, design fees, permits, utilities, furniture, IT, moving, financing, and contingency.
2. Carry a design contingency and a separate construction contingency, and decide who controls each.
3. Get an independent estimate at schematic design, before the design is too far along to change cheaply.
4. Confirm your lender's draw process and inspection requirements before construction starts.
5. Decide how allowances will be handled and reconciled.

Site, zoning & permits

6. Confirm zoning, setbacks, parking, and use requirements with the right city. Kansas City, Missouri, Kansas City, Kansas, and each Johnson County city run their own planning and permitting offices.
7. Ask early whether your project needs a plan review, rezoning, variance, or special use permit, and build that time into the schedule.
8. Order a survey and geotechnical report before design is finalized.
9. Check utility capacity and service lead times for power, water, sewer, and gas.
10. Identify any historic, floodplain, or environmental reviews that apply to the site.

Team & contracts

11. Choose a delivery method (design-bid-build, CM at risk, or design-build) that fits your budget certainty and schedule.
12. Prequalify contractors on safety, financial strength, current workload, and comparable projects.
13. Issue bid packages with scope sheets so every bidder prices the same work.
14. Level bids line by line before choosing the low number.
15. Read the contract for retainage, change order pricing, schedule damages, warranties, and insurance.

Schedule & handover

16. Build a master schedule that includes design, permitting, long-lead equipment, construction, and move-in.
17. Identify long-lead items (electrical gear, rooftop units, elevators, storefront) and release them early.
18. Plan owner-furnished items (IT, security, furniture, signage) so they don't delay occupancy.
19. Define closeout requirements up front: O&M manuals, as-builts, training, attic stock, and warranties.
20. Schedule an 11-month warranty walk before the first year of coverage runs out.