Pre-Construction Planning
Pre-construction planning, permitting, and budgeting for custom and renovation projects across Palm Beach County.
Pre-construction is the phase that determines whether a complex custom home or renovation lands on schedule and on budget. Steven Sellers Contracting provides pre-construction planning, site analysis, permitting strategy, scope definition, and cost engineering for projects across Boca Raton, Delray Beach, and the broader Palm Beach County coastal market. The firm's 32-year operating history in the region means permitting workflows, code requirements, and material lead times are anticipated from the first conversation rather than discovered during construction.
Pre-construction is the phase that determines whether a complex custom home or renovation lands on schedule and on budget. Steven Sellers Contracting provides pre-construction planning, site analysis, permitting strategy, scope definition, and cost engineering for projects across Boca Raton, Delray Beach, and the broader Palm Beach County coastal market. The firm's 32-year operating history in the region means permitting workflows, code requirements, and material lead times are anticipated from the first conversation rather than discovered during construction.
Why Choose Steven Sellers Contracting for Pre-Construction Planning
Pre-construction is treated as a discrete deliverable, not a free sales courtesy: Steven Sellers Contracting scopes pre-construction as a paid engagement with documented deliverables — site analysis, permit pathway, scope document, schedule, and cost-engineered budget — so the homeowner owns the work product regardless of whether the build proceeds.
Palm Beach County permitting fluency since 1994: 116+ permitted projects across Boca Raton, Delray Beach, Highland Beach, Gulf Stream, and Manalapan jurisdictions — Steven Sellers Contracting maps the permit pathway, identifies plan-review red flags, and forecasts approval timelines before the homeowner commits to a build budget.
Wind-Borne Debris Region, FEMA flood zone, and coastal construction control line analysis built into site review: Coastal Palm Beach County falls within the Florida Building Code's Wind-Borne Debris Region, and Steven Sellers Contracting builds to current FBC 8th Edition structural, opening-protection, and roof-deck-attachment standards as the baseline construction floor.
Cost engineering against real Palm Beach County subcontractor pricing: Budgets are built bottom-up from current trade pricing in the Boca Raton-Delray-Highland Beach corridor — not from per-square-foot rules of thumb that collapse on contact with custom waterfront construction.
Schedule modeling that accounts for Palm Beach County material lead times: Custom millwork, imported stone, hurricane-rated glazing, and elevator equipment carry lead times measured in months — pre-construction scheduling integrates real lead times rather than placeholder durations.
Florida Certified General Contractor License CGC057260: The credential required to serve as qualifying agent on Palm Beach County residential projects, pull permits, and execute the construction phase if the engagement transitions from planning into build.
What's Included in Pre-Construction Planning
Site Analysis: Survey review, topographic conditions, soil and drainage assessment, FEMA flood zone classification, and Coastal Construction Control Line analysis for waterfront parcels.
Permit Pathway Mapping: Identification of all required permits, jurisdictional approvals, HOA reviews, and special-district sign-offs across Palm Beach County and municipal building departments.
Scope Definition: A written project scope document that establishes what is in the build, what is out, and where the boundaries sit with the architect, interior designer, and trade contractors.
Cost Engineering: Bottom-up budget built from current Palm Beach County subcontractor pricing, broken out by trade, with line-item contingency rather than a blanket percentage.
Schedule Modeling: Project schedule built around real material lead times, jurisdictional approval windows, and Palm Beach County seasonal trade availability.
Value Engineering Options: Documented alternatives that preserve design intent while bringing the budget into alignment with the homeowner's target.
Risk Register: Written identification of permit risks, lot-specific risks, schedule risks, and supply-chain risks before construction begins.
Build-Phase Handoff Package: A complete pre-construction deliverable that the homeowner owns — usable whether construction proceeds with Steven Sellers Contracting or another builder.
The Pre-Construction Planning Process
Opens with a feasibility meeting: Steven Sellers reviews the homeowner's lot, drawings or concept, target budget, and target completion window to confirm the project is feasible before any paid engagement is scoped.
Site and lot analysis: Steven Sellers Contracting commissions or reviews the survey, evaluates topographic and drainage conditions, classifies the parcel under FEMA flood mapping, and flags Coastal Construction Control Line implications for waterfront lots.
Permit pathway and jurisdictional review: The firm maps every permit, approval, and HOA review required for the project across Palm Beach County and the relevant municipal building department.
Scope document drafting: A written scope is built defining inclusions, exclusions, design-team boundaries, and homeowner decision-points across the project lifecycle.
Cost engineering and budget build: Steven Sellers Contracting builds the budget bottom-up from current Palm Beach County trade pricing, with documented contingency by category rather than a single lump-sum reserve.
Schedule construction: The project schedule is built backward from a target certificate of occupancy, integrating permit review windows, material lead times, and Palm Beach County trade availability.
Risk register and value engineering review: Written risks are surfaced, value engineering options are documented, and the homeowner reviews the full pre-construction package against their target.
Build-phase decision and handoff: The homeowner receives the complete pre-construction deliverable and decides whether to transition into construction with Steven Sellers Contracting under a single principal of record.
Pre-Construction Planning Scope & Investment Tiers
Feasibility & Site Analysis
Focused pre-construction engagement covering site analysis, permit pathway mapping, and preliminary budget framework. Suited to interior Boca Raton and Delray Beach parcels in the 4,000–6,000 square-foot range or homeowners evaluating multiple lot options.
Full Pre-Construction Package
Complete pre-construction deliverable including site analysis, permit pathway, scope document, cost-engineered budget, schedule, risk register, and value engineering options. Suited to coastal Boca Raton, Delray Beach, and Highland Beach custom residences in the 6,000–10,000 square-foot range.
Pre-Construction + Full-Build Engagement
Pre-construction planning delivered as the front end of a Steven Sellers Contracting construction engagement, with single-principal accountability from feasibility through certificate of occupancy. Suited to direct-Intracoastal and oceanfront residences in Highland Beach, Gulf Stream, Manalapan, and the Gold Coast at 10,000+ square feet.
Project investment varies by lot complexity, jurisdictional requirements, scope size, and whether pre-construction is standalone or integrated with construction. Initial consultation includes a pre-construction scope framework specific to the contemplated project. Contact Steven Sellers Contracting directly at (561) 441-6557 to schedule a consultation.
The Palm Beach County luxury-build failures Steven Sellers has been called in to rescue over 32 years share one root cause — construction began before site, scope, budget, schedule, or permit pathway was locked. Steven Sellers Contracting treats pre-construction as the engagement where those decisions get made, written down, and owned by the homeowner. A pre-construction package built for a Highland Beach oceanfront residence will look nothing like one built for an interior Delray custom — but the deliverable in both cases is the same: a documented, defensible plan the homeowner can hold up against any builder in Palm Beach County before signing a construction contract.
Why Choose Steven Sellers Contracting for Pre-Construction Planning
Pre-construction is treated as a discrete deliverable, not a free sales courtesy: Steven Sellers Contracting scopes pre-construction as a paid engagement with documented deliverables — site analysis, permit pathway, scope document, schedule, and cost-engineered budget — so the homeowner owns the work product regardless of whether the build proceeds.
Palm Beach County permitting fluency since 1994: 116+ permitted projects across Boca Raton, Delray Beach, Highland Beach, Gulf Stream, and Manalapan jurisdictions — Steven Sellers Contracting maps the permit pathway, identifies plan-review red flags, and forecasts approval timelines before the homeowner commits to a build budget.
Wind-Borne Debris Region, FEMA flood zone, and coastal construction control line analysis built into site review: Coastal Palm Beach County falls within the Florida Building Code's Wind-Borne Debris Region, and Steven Sellers Contracting builds to current FBC 8th Edition structural, opening-protection, and roof-deck-attachment standards as the baseline construction floor.
Cost engineering against real Palm Beach County subcontractor pricing: Budgets are built bottom-up from current trade pricing in the Boca Raton-Delray-Highland Beach corridor — not from per-square-foot rules of thumb that collapse on contact with custom waterfront construction.
Schedule modeling that accounts for Palm Beach County material lead times: Custom millwork, imported stone, hurricane-rated glazing, and elevator equipment carry lead times measured in months — pre-construction scheduling integrates real lead times rather than placeholder durations.
Florida Certified General Contractor License CGC057260: The credential required to serve as qualifying agent on Palm Beach County residential projects, pull permits, and execute the construction phase if the engagement transitions from planning into build.
What's Included in Pre-Construction Planning
Site Analysis: Survey review, topographic conditions, soil and drainage assessment, FEMA flood zone classification, and Coastal Construction Control Line analysis for waterfront parcels.
Permit Pathway Mapping: Identification of all required permits, jurisdictional approvals, HOA reviews, and special-district sign-offs across Palm Beach County and municipal building departments.
Scope Definition: A written project scope document that establishes what is in the build, what is out, and where the boundaries sit with the architect, interior designer, and trade contractors.
Cost Engineering: Bottom-up budget built from current Palm Beach County subcontractor pricing, broken out by trade, with line-item contingency rather than a blanket percentage.
Schedule Modeling: Project schedule built around real material lead times, jurisdictional approval windows, and Palm Beach County seasonal trade availability.
Value Engineering Options: Documented alternatives that preserve design intent while bringing the budget into alignment with the homeowner's target.
Risk Register: Written identification of permit risks, lot-specific risks, schedule risks, and supply-chain risks before construction begins.
Build-Phase Handoff Package: A complete pre-construction deliverable that the homeowner owns — usable whether construction proceeds with Steven Sellers Contracting or another builder.
The Pre-Construction Planning Process
Opens with a feasibility meeting: Steven Sellers reviews the homeowner's lot, drawings or concept, target budget, and target completion window to confirm the project is feasible before any paid engagement is scoped.
Site and lot analysis: Steven Sellers Contracting commissions or reviews the survey, evaluates topographic and drainage conditions, classifies the parcel under FEMA flood mapping, and flags Coastal Construction Control Line implications for waterfront lots.
Permit pathway and jurisdictional review: The firm maps every permit, approval, and HOA review required for the project across Palm Beach County and the relevant municipal building department.
Scope document drafting: A written scope is built defining inclusions, exclusions, design-team boundaries, and homeowner decision-points across the project lifecycle.
Cost engineering and budget build: Steven Sellers Contracting builds the budget bottom-up from current Palm Beach County trade pricing, with documented contingency by category rather than a single lump-sum reserve.
Schedule construction: The project schedule is built backward from a target certificate of occupancy, integrating permit review windows, material lead times, and Palm Beach County trade availability.
Risk register and value engineering review: Written risks are surfaced, value engineering options are documented, and the homeowner reviews the full pre-construction package against their target.
Build-phase decision and handoff: The homeowner receives the complete pre-construction deliverable and decides whether to transition into construction with Steven Sellers Contracting under a single principal of record.
Pre-Construction Planning Scope & Investment Tiers
Feasibility & Site Analysis
Focused pre-construction engagement covering site analysis, permit pathway mapping, and preliminary budget framework. Suited to interior Boca Raton and Delray Beach parcels in the 4,000–6,000 square-foot range or homeowners evaluating multiple lot options.
Full Pre-Construction Package
Complete pre-construction deliverable including site analysis, permit pathway, scope document, cost-engineered budget, schedule, risk register, and value engineering options. Suited to coastal Boca Raton, Delray Beach, and Highland Beach custom residences in the 6,000–10,000 square-foot range.
Pre-Construction + Full-Build Engagement
Pre-construction planning delivered as the front end of a Steven Sellers Contracting construction engagement, with single-principal accountability from feasibility through certificate of occupancy. Suited to direct-Intracoastal and oceanfront residences in Highland Beach, Gulf Stream, Manalapan, and the Gold Coast at 10,000+ square feet.
Project investment varies by lot complexity, jurisdictional requirements, scope size, and whether pre-construction is standalone or integrated with construction. Initial consultation includes a pre-construction scope framework specific to the contemplated project. Contact Steven Sellers Contracting directly at (561) 441-6557 to schedule a consultation.
The Palm Beach County luxury-build failures Steven Sellers has been called in to rescue over 32 years share one root cause — construction began before site, scope, budget, schedule, or permit pathway was locked. Steven Sellers Contracting treats pre-construction as the engagement where those decisions get made, written down, and owned by the homeowner. A pre-construction package built for a Highland Beach oceanfront residence will look nothing like one built for an interior Delray custom — but the deliverable in both cases is the same: a documented, defensible plan the homeowner can hold up against any builder in Palm Beach County before signing a construction contract.
Why Choose Steven Sellers Contracting for Pre-Construction Planning
Pre-construction is treated as a discrete deliverable, not a free sales courtesy: Steven Sellers Contracting scopes pre-construction as a paid engagement with documented deliverables — site analysis, permit pathway, scope document, schedule, and cost-engineered budget — so the homeowner owns the work product regardless of whether the build proceeds.
Palm Beach County permitting fluency since 1994: 116+ permitted projects across Boca Raton, Delray Beach, Highland Beach, Gulf Stream, and Manalapan jurisdictions — Steven Sellers Contracting maps the permit pathway, identifies plan-review red flags, and forecasts approval timelines before the homeowner commits to a build budget.
Wind-Borne Debris Region, FEMA flood zone, and coastal construction control line analysis built into site review: Coastal Palm Beach County falls within the Florida Building Code's Wind-Borne Debris Region, and Steven Sellers Contracting builds to current FBC 8th Edition structural, opening-protection, and roof-deck-attachment standards as the baseline construction floor.
Cost engineering against real Palm Beach County subcontractor pricing: Budgets are built bottom-up from current trade pricing in the Boca Raton-Delray-Highland Beach corridor — not from per-square-foot rules of thumb that collapse on contact with custom waterfront construction.
Schedule modeling that accounts for Palm Beach County material lead times: Custom millwork, imported stone, hurricane-rated glazing, and elevator equipment carry lead times measured in months — pre-construction scheduling integrates real lead times rather than placeholder durations.
Florida Certified General Contractor License CGC057260: The credential required to serve as qualifying agent on Palm Beach County residential projects, pull permits, and execute the construction phase if the engagement transitions from planning into build.
What's Included in Pre-Construction Planning
Site Analysis: Survey review, topographic conditions, soil and drainage assessment, FEMA flood zone classification, and Coastal Construction Control Line analysis for waterfront parcels.
Permit Pathway Mapping: Identification of all required permits, jurisdictional approvals, HOA reviews, and special-district sign-offs across Palm Beach County and municipal building departments.
Scope Definition: A written project scope document that establishes what is in the build, what is out, and where the boundaries sit with the architect, interior designer, and trade contractors.
Cost Engineering: Bottom-up budget built from current Palm Beach County subcontractor pricing, broken out by trade, with line-item contingency rather than a blanket percentage.
Schedule Modeling: Project schedule built around real material lead times, jurisdictional approval windows, and Palm Beach County seasonal trade availability.
Value Engineering Options: Documented alternatives that preserve design intent while bringing the budget into alignment with the homeowner's target.
Risk Register: Written identification of permit risks, lot-specific risks, schedule risks, and supply-chain risks before construction begins.
Build-Phase Handoff Package: A complete pre-construction deliverable that the homeowner owns — usable whether construction proceeds with Steven Sellers Contracting or another builder.
The Pre-Construction Planning Process
Opens with a feasibility meeting: Steven Sellers reviews the homeowner's lot, drawings or concept, target budget, and target completion window to confirm the project is feasible before any paid engagement is scoped.
Site and lot analysis: Steven Sellers Contracting commissions or reviews the survey, evaluates topographic and drainage conditions, classifies the parcel under FEMA flood mapping, and flags Coastal Construction Control Line implications for waterfront lots.
Permit pathway and jurisdictional review: The firm maps every permit, approval, and HOA review required for the project across Palm Beach County and the relevant municipal building department.
Scope document drafting: A written scope is built defining inclusions, exclusions, design-team boundaries, and homeowner decision-points across the project lifecycle.
Cost engineering and budget build: Steven Sellers Contracting builds the budget bottom-up from current Palm Beach County trade pricing, with documented contingency by category rather than a single lump-sum reserve.
Schedule construction: The project schedule is built backward from a target certificate of occupancy, integrating permit review windows, material lead times, and Palm Beach County trade availability.
Risk register and value engineering review: Written risks are surfaced, value engineering options are documented, and the homeowner reviews the full pre-construction package against their target.
Build-phase decision and handoff: The homeowner receives the complete pre-construction deliverable and decides whether to transition into construction with Steven Sellers Contracting under a single principal of record.
Pre-Construction Planning Scope & Investment Tiers
Feasibility & Site Analysis
Focused pre-construction engagement covering site analysis, permit pathway mapping, and preliminary budget framework. Suited to interior Boca Raton and Delray Beach parcels in the 4,000–6,000 square-foot range or homeowners evaluating multiple lot options.
Full Pre-Construction Package
Complete pre-construction deliverable including site analysis, permit pathway, scope document, cost-engineered budget, schedule, risk register, and value engineering options. Suited to coastal Boca Raton, Delray Beach, and Highland Beach custom residences in the 6,000–10,000 square-foot range.
Pre-Construction + Full-Build Engagement
Pre-construction planning delivered as the front end of a Steven Sellers Contracting construction engagement, with single-principal accountability from feasibility through certificate of occupancy. Suited to direct-Intracoastal and oceanfront residences in Highland Beach, Gulf Stream, Manalapan, and the Gold Coast at 10,000+ square feet.
Project investment varies by lot complexity, jurisdictional requirements, scope size, and whether pre-construction is standalone or integrated with construction. Initial consultation includes a pre-construction scope framework specific to the contemplated project. Contact Steven Sellers Contracting directly at (561) 441-6557 to schedule a consultation.
The Palm Beach County luxury-build failures Steven Sellers has been called in to rescue over 32 years share one root cause — construction began before site, scope, budget, schedule, or permit pathway was locked. Steven Sellers Contracting treats pre-construction as the engagement where those decisions get made, written down, and owned by the homeowner. A pre-construction package built for a Highland Beach oceanfront residence will look nothing like one built for an interior Delray custom — but the deliverable in both cases is the same: a documented, defensible plan the homeowner can hold up against any builder in Palm Beach County before signing a construction contract.
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