Residential
Commercial
Institutional
Industrial
Heavy Civil / Infrastructure
Mixed-Use & Mission Critical
Single-family
Multi-family
Office
Retail
School
Hospital
Factory
Warehouse
Bridge
Highway
Mixed-Use
Data Center
Phase 1
Planning & Feasibility
- Land use analysis
- Financing & pro forma
- Market study
- CM/pre-cx engagement*
Zoning & Land Use
(Entitlements / Variances)
Zoning & entitlements
Zoning checks, land acquisition review, neighborhood compatibility, HOA & deed restriction review, Fair Housing Act applicability (4+ unit multifamily), preliminary budget
Entitlements & feasibility
Zoning approvals, facade design guidelines, MEP system feasibility, state/local environmental review, preliminary program & budget
Pre-cx advisablePublic approvals & funding
Bond authorization or public funding approval, community needs study, state/local environmental review (NEPA where federal funding or permits are involved), state educational/health agency pre-consultation
Pre-cx advisableSite & use entitlements
Industrial zoning confirmation, state/local environmental impact review, utility infrastructure capacity study, preliminary process design
Feasibility & funding
Traffic & load studies, federal/state funding authorization, right-of-way acquisition planning, NEPA environmental clearance (required where federal funding or federal permits are in scope — FHWA, FTA, Army Corps, etc.)
Dual-use or mission-critical entitlements
Mixed-use: residential + commercial zoning overlay approvals. Data centers: utility power capacity confirmation (10–100+ MW), state/local environmental review, preliminary program. Note: mixed-use and mission critical are distinct categories sharing this column.
Pre-cx advisable↓
Phase 2
Design & Engineering
- Conceptual design
- Detailed drawings
- Code compliance (IBC)
- Long-lead procurement*
Plan Check Submission
(AHJ — Authority Having Jurisdiction)
Plan check submission
Architectural & structural drawings, state energy code compliance, soils report, civil grading plans. Multifamily (4+ units): Fair Housing Act design-and-construction requirements. ADA applies to public/commercial portions only.
Full construction documents
Structural engineering, facade system design, fully coordinated MEP drawings, IBC compliance, ADA accessibility
Long-lead: switchgear, elevators, curtain wallFull construction documents
Complex structural design, integrated MEP systems, ADA compliance, state educational/health authority plan review (varies by state)
Long-lead: med equipment, lab systems, HVACPlan check & process design
Industrial structural drawings, equipment layout, process piping, electrical one-line diagrams, hazardous materials review (IFC)
Long-lead: custom machinery, transformersEngineering plans & agency review
Structural bridge/road design, grading & drainage plans, traffic engineering, utility conflict analysis, state DOT plan review
Integrated design — dual standards
Residential & commercial code compliance in one structure, MEP design for high-density power (data centers: 10–100+ MW), structural for mixed occupancy loads
Long-lead: transformers, UPS, generators↓
Phase 3
Pre-construction & Procurement
- Bidding
- Scheduling
- Team assembly
Permit Issuance
(Building + trade permits. Grading, foundation & shell permits may issue earlier on complex projects)
Permit issuance & mobilization
Building permit issued (typically single issuance for residential), subcontractor bidding, construction schedule, team assembly
GC & subcontractor procurement
Phased permits (grading, foundation) often pulled ahead of full permit. Competitive bidding (GC & subs), facade contractor, MEP trade coordination
Phased permitting typicalPublic bidding & special permits
Publicly funded projects require competitive bidding per state procurement law. State educational/health authority permit. Special function permits (labs, commercial kitchens)
Phased permitting typicalIndustrial procurement
Foundation & building permits, custom machinery procurement, long-lead equipment delivery coordination, contractor pre-qualification, hazmat permits if applicable
Agency approvals & contractor award
Road closure & encroachment permits, right-of-way permits, contractor award per state procurement rules, equipment mobilization plan, utility notifications
Phased permitting typicalDual permit pathway
Separate permit streams for residential and commercial occupancies. Data centers: utility interconnection agreements, high-voltage service permits. Early grading & foundation permits standard
Phased permitting standard↓
Phase 4
Construction Execution
- Site mobilization
- Civil & earthwork
- Building structure
In-Process Inspections
(AHJ & special inspections per IBC Ch. 17. DB/CMAR: may overlap with Phases 2–3)
Site work & structure
Site mobilization, grading & foundation, framing, mechanical rough-in, sheathing, insulation, drywall, AHJ framing & MEP inspections
Core & shell through fit-out
Deep foundation or podium, structural steel/concrete frame, facade installation, MEP rough-in & trim-out, special inspections (IBC Ch. 17), third-party inspections
Phased construction & inspections
Structural build-out, specialized MEP systems (labs, ORs, commercial kitchens), state educational/health authority field inspections — mandatory in most states
Heavy foundations & equipment
Industrial slab & foundation systems, structural steel, custom machinery installation, process piping & electrical, OSHA compliance inspections
Civil construction & QA
Grading, structural concrete/steel (bridge superstructure or roadbed), paving, utilities, traffic management, state DOT quality assurance inspections (FHWA oversight applies on federal-aid projects)
Concurrent multi-trade execution
Mixed-use: residential and commercial floors built concurrently with separate inspection streams. Data centers: critical power & cooling infrastructure, structured cabling, security systems
↓
Phase 5
Commissioning & Closeout
- Systems testing
- Final inspections
- Certificate of Occupancy
Final Inspections & CO
(Issued by AHJ. Separate COs may apply per occupancy type)
Final inspection & CO
Final AHJ building inspection, systems testing (HVAC, electrical, plumbing), certificate of occupancy issued, punch list closeout, warranty period begins
Commissioning & CO
Full MEP commissioning (ASHRAE Guideline 0), life-safety system testing & AHJ sign-off, final building inspection, certificate of occupancy, tenant handover
Agency closeout & CO
State educational/health authority final certification (mandatory in most states for schools & hospitals), systems commissioning, CO, operator training, project closeout
Industrial commissioning & CO
Machinery acceptance testing, process systems commissioning, pre-startup safety review (PSSR), final AHJ inspections, certificate of occupancy, owner acceptance & process validation, operator qualification & handover documentation
Load testing & agency sign-off
Structural load testing, pavement acceptance testing, safety audit, state DOT final acceptance (FHWA sign-off on federal-aid projects), traffic reopening, as-built documentation, warranty period
Multi-stream closeout
Separate COs per occupancy type (residential, commercial). Data centers: critical systems commissioning (power, cooling, fire suppression), operational handover. Uptime Institute Tier certification is optional and owner-driven — pursued where business requirements specify it.