Quick start, the delivery headline

• Tell me your project's mandatory in-service date and why that date cannot move.
• Describe the primary business driver forcing that deadline, for example equipment startup, lease expiration, or regulatory funding window.
• Estimate how much schedule slack you have between today and that mandatory date, in weeks. Options: 0-4 weeks, 5-8 weeks, 9-16 weeks, 17-24 weeks, More than 24 weeks
• List any hard upstream milestones that must happen before occupancy, for example equipment deliveries, inspections, or tenant moves.

Where the schedule usually breaks

• If a single scheduling failure forced you to postpone the delivery date, which event would it be and why?
• Which internal approvals or external signoffs have historically introduced the longest delays on your projects? Options: Executive funding approval, Procurement/legal review, Environmental permits, Equipment vendor approvals, Other
• Name the three most common construction causes of schedule slips you have seen on similar projects. Options: Site utilities, Materials lead time, Subcontractor availability, Unforeseen site conditions, Design-construction coordination
• Could any pending permits, easements, or major utility upgrades block the project from mobilizing on your required date? Options: Yes, likely, Possibly, unclear, No, nothing blocking
• Specify which owner team members control each critical approval and whether they are committed to the current timeline.

How confident is the budget right now

• Imagine the GMP is set next month, how much contingency would you want to see remain to feel comfortable signing? Options: <5%, 5-10%, 11-15%, 16-20%, >20%
• Confirm the total project budget envelope you must stay inside, including owner-supplied equipment and allowances.
• Identify which budget approvals still need executive or board signoff, and the expected decision windows for each.
• Would a materially different GMP than your budgeted envelope cause the project to pause or be cancelled? Options: Yes, pause or cancel, No, we would absorb, Depends on magnitude
• Estimate the financial impact per week of a missed delivery date, in dollars or percent of planned revenue.

Who actually signs and who just watches

• Who is the person with final authority to approve the GMP and the schedule, and who else must sign after them?
• Share the formal procurement or governance steps your organization requires for single-source construction contracts, including legal or procurement committee reviews.
• List the stakeholders we should meet in the next 10 days to keep momentum, and mark any veto holders.
• If those decision-makers cannot meet within your required window, is there an alternate delegate or escalation path that can approve on the same timeline? Options: Yes, delegated, No, must wait, Partial delegation available
• Describe any procurement rules or internal policies that would prevent using a single-source design-build contract for this work.

Site realities that will surprise you

• What single site constraint, if unresolved, would prevent mobilization on your required date?
• Where are the nearest utility tie points for power, water, and gas, and who controls access to them?
• Identify any environmental assessments, remediation, or protected-species work already known on the site that could gate permitting. Options: Phase I/II environmental, Remediation required, Wetlands or habitat issues, None known, Unknown
• Detail existing site access limitations, including hours, security protocols, staging or laydown restrictions.
• Do existing easements, lease clauses, or adjacent operations legally prevent the necessary construction work? Options: Yes, No, Unknown

Operational readiness, the practical checklist

• Could your internal team provide the dedicated contacts and documentation we need to hit mobilization, such as as-built drawings, CMMS access, and safety protocols? Options: Yes, ready, Partially ready, No, needs work
• Confirm whether as-built drawings and utility maps are available digitally and whether they match current field conditions. Options: Accurate and digital, Available but outdated, Paper only, Not available
• Specify which systems will require integration or coordination, for example building management, fire alarm, or factory controls, and whether vendor contacts exist.
• How many full-time staff can you assign to project coordination during preconstruction and construction? Options: 0, 1-2, 3-5, 6-10, More than 10
• Are there regulatory approvals or compliance steps that, if delayed, would force the project to miss its mandatory date? Options: Yes, critical approvals, Some approvals could delay, No major approvals pending

What's getting in the way today

• Which recent internal project failed to meet schedule or budget, and what was the single biggest reason?
• Explain the last change order event that eroded contingency, who authorized it, and how it was priced.
• Share any political or stakeholder issues, including unions, neighbors, or regulators, that add risk to delivery.
• Provide the probability, in percent, that the project meets the mandatory date if your current procurement process stays the same. Options: 0-25%, 26-50%, 51-75%, 76-90%, 91-100%
• Point out any single-vendor dependencies, such as a sole-source equipment provider, that could create a critical path delay.

The competitive landscape, who else could you choose

• Who else are you actively considering, and why might you stay with the incumbent or pursue an internal build instead?
• Provide the alternatives you have evaluated, for example internal delivery, incumbent contractor, or other design-build teams, and the current status of each.
• Explain the one performance proof a competing team must demonstrate to displace your current option.
• Would you agree to a simplified evaluation process if a team can demonstrate on-time delivery and transparent GMP within your timeline? Options: Yes, simplify, Maybe, need assurances, No, full process required
• State whether any incumbent contract terms, like exclusivity or liquidated damages, would prevent switching to a new single-source partner. Options: Yes, blocking terms, No blocking terms, Unknown, need review

Decision triggers, acceptance criteria, and next steps

• Imagine we could guarantee meeting your mandatory date and hold GMP within your envelope, what final internal approvals would remain before you could sign?
• Outline the specific acceptance criteria that will trigger final payment, for example inspections, certificate of occupancy, equipment commissioning benchmarks, and punchlist standards.
• When could your team commit to weekly decision reviews and steering meetings to accelerate approvals? Options: Immediately, Within 1-2 weeks, Within 2-4 weeks, Longer than 4 weeks
• Will you be prepared to sign a single-source contract within your required window if the GMP and schedule align with your targets? Options: Yes, Maybe, No
• Name one small action we can take this week that would materially reduce risk or speed an approval you control.

• Design & Delivery Walkthrough

• Confirm the current state and its cost
• You confirm the integrated timeline eliminates the late-GMP risk and aligns phased mobilization to the delivery date.
• Provide a draft integrated design-build timeline showing overlapping design and construction phases tied to your delivery date.
• You confirm the demonstrated pricing cadence and contingency treatment provide the transparency you need to trust the GMP.
• Map your program to an integrated timeline
• Share the assumptions and scope boundaries used to produce the early GMP estimate shown in the walkthrough.
• Provide your prioritized program must-haves, non-negotiables, and a list of decision-makers with approval timelines.
• You confirm the design-quality checkpoints address your concern that constructability will compromise program intent.
• Demonstrate the pricing cadence and contingency treatment
• Show design-quality safeguards
• You agree the remaining evidence and approvals required to advance to Mutual Commit.
• Confirm date and attendees for a follow-up Mutual Commit readiness workshop to review the draft GMP and mobilization plan.
• Validate this maps to your acceptance criteria
• Agree next evidence to reach Mutual Commit

• Design & Delivery Walkthrough
• Design & Delivery Walkthrough Deck
• Design-Build Solution Brief

• meeting
• slides
• document

• Schematic Design Package for GMP Establishment
• Guaranteed Maximum Price with Line-Item Cost Breakdown
• Early Sitework and Site Mobilization
• Topographic and Boundary Survey Delivery
• Obtain Building Permits and Agency Approvals
• Foundations and Concrete Construction
• Structural Steel Fabrication and Erection
• Exterior Envelope Installation (Roof, Walls, Glazing)
• Mechanical, Electrical, and Plumbing Rough-In
• Interior Fit-Out and Finishes
• Systems Commissioning and Startup
• As-Built Drawings and O&M Manuals
• Owner Training and Turnover Support
• Price and Implement Owner-Requested Change Orders
• Real-Time Cost Tracking and Contingency Reconciliation

Schematic Design Package for GMP Establishment

• Provide the schematic deliverables you expect (for example: 30% floor plans, space adjacency matrix, preliminary MEP riser diagrams, phasing narrative).
• Which program spaces and square-footage totals must be frozen at schematic in order to establish the GMP? Options: All spaces fixed, Core production and support spaces only, Only gross building area (GBA) fixed, Preliminary totals acceptable
• Who on your team will provide schematic sign-off to release the GMP (title or role)?
• When must the schematic package be finalized relative to the target mobilization date (give month/year or weeks before mobilization)?
• What acceptance criteria will confirm the schematic package is sufficient to establish GMP (for example: verified space list, 90% of long-lead equipment identified, preliminary phasing plan)?

Guaranteed Maximum Price with Line-Item Cost Breakdown

• Specify the required level of cost detail in the GMP line-item breakdown (for example: CSI divisions with trade-level lines, contingency line, owner allowances). Options: Detailed CSI divisions, High-level cost groups, Custom CSV template provided
• Identify any owner-held allowances that should appear separately in the GMP (for example: specialized equipment allowance, IT allowance, FF&E allowance). Options: Equipment allowance, IT allowance, FF&E allowance, No owner-held allowances
• List the triggers or milestones that must occur before contingency can be released or reconciled (for example: completion of design development, permit issuance, or GMP audit). Options: At design development, At permit issuance, At mobilization, At construction completion
• Please confirm whether you require subcontractor proposals and backup (bid tabs) attached to the GMP line-item backup. Options: Yes, full subcontractor backup, No, summary only, Partial (selected trades)
• What evidence will validate the GMP line-item breakdown and contingency reconciliation (for example: certified subcontractor bids, cost model export, reconciliation report)?

Early Sitework and Site Mobilization

• Which sitework activities should be included in early mobilization (for example: site clearing, erosion control, temporary fencing, access roads, tree protection)? Options: Site clearing, Erosion control, Access roads, Temporary utilities, All listed
• Do you require temporary utilities energized prior to vertical construction start (power, water, sanitary)? Options: Yes, power and water, Yes, power only, No, owner will provide
• Estimate the mobilization window required from notice to proceed to achieve site mobilization (select weeks). Options: Under 2 weeks, 2-4 weeks, 4-8 weeks, 8+ weeks
• Identify site constraints that will affect mobilization sequencing (for example: restricted delivery windows, limited laydown, environmental buffers, rail/road closures).
• Provide the owner contact and the permits/agency approvals needed to mobilize (name/title and permit type).

Topographic and Boundary Survey Delivery

• Who holds the existing survey control or corner records that the new survey must tie into (name, title, or agency)?
• Attach or indicate the required survey deliverables and accuracy standards (for example: 1-foot contours, NAVD88 vertical control, ALTA/NSPS certification). Options: 1-foot contours, NAVD88 control, 2-foot contours, ALTA/NSPS required, Boundary sketch only
• When do you need the final survey deliverables delivered relative to GMP acceptance or mobilization (weeks before NTP)? Options: 4+ weeks before NTP, 2-4 weeks before NTP, At NTP
• Specify whether an ALTA/NSPS survey and title exhibit are required for permitting or lender review. Options: ALTA/NSPS required, Boundary/legal only, Not required, Unknown
• List the site utilities to be located as part of the survey (for example: water, sanitary, storm, gas, telecom) and note known encroachments.

Obtain Building Permits and Agency Approvals

• Please list the permits and agency approvals required to start vertical construction (for example: building permit, grading, SWPPP, fire marshal sign-off).
• Are there specialized or phased occupancy requirements we should plan for (for example: certificate of occupancy phasing, hazardous materials permit, noise variance)? Options: Yes, No, Unknown
• Name the owner representative who will review permit conditions and sign agency submittals (title/role).
• How would you like permit fees and escrowed fees shown in the scope (included in GMP, reimbursable allowance, or owner-paid directly)? Options: Included in GMP, Reimbursable allowance, Owner pays directly
• Indicate the latest acceptable date for final permits to be in hand relative to scheduled occupancy. Options: 2+ months before occupancy, 1 month before occupancy, At occupancy, Other

Foundations and Concrete Construction

• State the foundation types anticipated for the project (for example: slab-on-grade, spread footings, mat foundation, driven or drilled piles). Options: Slab-on-grade, Spread footings, Mat foundation, Deep foundations/piles
• Describe geotechnical thresholds from the report that must be satisfied (for example: allowable bearing pressure, settlement limits, groundwater control measures).
• Select the concrete specification baseline you require (for example: 4000 psi normal weight, 4500 psi high strength, special admixtures). Options: 4000 psi standard, 4500 psi high strength, Owner-supplied spec
• Do you require special inspection and third-party testing included for foundations (for example: rebar inspection, cylinder breaks, pile load tests)? Options: Yes, included, No, owner will arrange, Only for critical elements
• Confirm the measurable acceptance criteria for foundations (for example: load test results, settlement thresholds, as-built elevation tolerance +/- 1/4 inch).

Structural Steel Fabrication and Erection

• Select required submittal formats and turnaround for steel shop drawings (for example: 3D BIM model, 2D shop drawings with mill certifications). Options: 3D BIM model required, 2D shop drawings, Both 3D and 2D
• Name the party who will prequalify or approve steel fabricators and supply QC documentation.
• Attach crane and logistics constraints for steel erection (for example: crane capacity, lift radii, laydown area dimensions, road weight limits).
• Describe required coatings, fireproofing, and inspection/testing for structural members.
• Indicate the erection tolerances and inspection checks required in the contract (for example: plumbness, camber verification, torque records).

Exterior Envelope Installation (Roof, Walls, Glazing)

• State the roof assembly and warranty term you require (for example: single-ply with 20-year warranty, metal roof with 15-year warranty). Options: Single-ply membrane, Metal roof, Built-up roof, Custom/manufacturer specified
• Estimate the percent of façade that will require custom curtain wall or specialty glazing versus standard storefront systems. Options: 0-10%, 10-30%, 30-60%, 60%+
• Would you require mock-up approvals for exterior wall or glazing systems prior to bulk installation? Options: Yes, full mock-ups, Yes, critical facades only, No mock-ups required
• Outline the thermal and air-barrier performance criteria the envelope must meet (for example: target U-values, NFRC ratings, air changes per hour maximums).
• Upload or name any proprietary manufacturer systems that must be used or certified during installation.

Mechanical, Electrical, and Plumbing Rough-In

• Select the critical MEP systems that should be coordinated and procured early (for example: large HVAC units, standby generators, main switchgear, chillers). Options: HVAC units, Generators, Switchgear/chillers, All listed
• Provide the required MEP deliverables to support rough-in coordination (for example: single-line diagrams, load calculations, equipment schedules, coordination drawings).
• Are there mandatory pre-installation tests or studies required before rough-in (for example: arc flash study, utility interconnection study, factory acceptance tests)? Options: Yes, No, Some systems only
• Choose the electrical and cabling standard preference to be followed (for example: National Electrical Code baseline, owner-supplied specification). Options: NEC baseline, Owner standard to supply, Project-specific code reference
• Identify utility interconnection points and available capacities for power, gas, water, and telecom (include service voltages and ampacity where known).

Interior Fit-Out and Finishes

• Describe finish standards for critical areas (for example: production floor finish type, office carpet tile, clean-room wall panels and finish levels).
• State whether owner-supplied items (such as furniture, specialty millwork, or equipment) will be installed by the contractor or provided loose. Options: Contractor installs owner-supplied items, Owner installs, Contractor installs on request
• Which finishes require mock-ups or owner sign-off before mass installation (for example: flooring transitions, custom millwork, wall panel systems)? Options: Flooring, Millwork, Paint, All listed
• Do you require phased turnover of interior areas tied to partial occupancy of production or office zones? Options: Yes, phased turnovers required, No, single final turnover, Partial phasing only
• Identify specific accessibility, egress, or acoustic standards to confirm during finish selection (for example: ADA dimensions, STC ratings, egress clearances).

Systems Commissioning and Startup

• Who will act as the owner's commissioning authority or witness for functional performance tests (title or consulting firm)?
• List the commissioning deliverables you expect (for example: commissioning plan, functional test scripts, deficiency log, O&M training attendance records).
• Indicate minimum acceptable performance criteria for HVAC and electrical systems during startup (for example: temperature band, generator auto-start time, redundancy failover times).
• Provide any vendor factory acceptance test (FAT) requirements and whether owner witnesses will attend. Options: FAT required with owner witness, FAT required without owner witness, No FAT required
• Please confirm whether the startup window and the defined performance warranty period are included in scope and state their required durations.

As-Built Drawings and O&M Manuals

• Attach the required as-built deliverable formats (for example: Revit model version, PDF drawing set, annotated CAD, and folder structure). Options: Revit model, PDF + CAD, Both Revit and PDFs, Custom format
• Specify the level of redline detail you expect on as-built drawings (for example: concealed items located and dimensioned, field offsets called out).
• Who will approve final O&M manuals and the completeness of as-built documentation on behalf of the owner (title or role)?
• Specify required file naming conventions, metadata, and delivery method for final as-built and O&M files (for example: Revit 2020, layered PDFs, structured shared drive).
• Indicate warranties, spare parts lists, and minimum spare quantities that must be included in the O&M manuals.

• Design-Build Agreement
• Guaranteed Maximum Price (GMP) Exhibit
• Contingency Treatment & Drawdown Schedule
• Payment Milestones & Billing Schedule
• Approval & Change Management Protocol
• Scope Clarification & Work Package Exhibit
• Schedule & Liquidated Damages Exhibit
• Performance Security and Insurance Certificate
• Lien Waivers and Final Acceptance Conditions
• Warranty & Post-Occupancy Support Agreement

• Go-live Health Check (weeks 1-4)
• First Measurement Review (weeks 4-10)
• 90-Day Realization Review (around day 90)
• Quarterly Post-Occupancy Review

• Prepare and circulate the agenda items and data refresh required for the next quarterly review.
• Confirm whether performance acceptance tests meet the thresholds recorded in Project Scope and document any shortfalls.
• Agree a definitive close plan for all remaining warranty and punchlist items with timelines and evidence requirements.
• Produce a concise cost reconciliation that explains final cost variance versus the GMP in Mutual Commit and list any follow-up accounting actions.
• Publish the 90-day performance and cost report with explicit evidence links for each metric presented.
• Capture and circulate the lessons-learned summary with recommended process changes for future projects.
• Record a definitive close plan for remaining warranty and punchlist items in the shared tracker with completion criteria and dates.
• Operational performance summary
• Reduce the backlog of open warranty tickets and improve average resolution time toward agreed thresholds.
• Ensure percent of program spaces meeting performance targets remains at or above Project Scope thresholds.
• Keep documentation and trackers current so the buyer retains a single source of truth for warranty and operational status.
• Update the shared warranty tracker with current statuses, target dates, and evidence links for closed items.
• Publish a short meeting summary and any required escalation notes within 48 hours of the review.
• Re-confirm success criteria and owners
• Confirm that occupancy occurred and essential systems support safe, initial operations.
• Create a prioritized list of critical open issues with owners and completion dates.
• Agree immediate remediation actions and next touchpoint for unresolved critical items.
• Publish the critical open-issues list with owners and target completion dates for the next checkpoint.
• Schedule targeted site inspections for any unresolved commissioning items within 7 days.
• Open the shared warranty tracker and log any items that meet warranty criteria.
• Present first outcome data against Project Scope targets
• Determine whether the percent of program spaces meets Project Scope targets, and list any failing spaces.
• Agree remediation actions, owners, and firm completion dates for every open warranty ticket above the acceptable threshold.
• Establish the follow-up verification date and required evidence for confirming fixes.
• Distribute the first-measurement report showing percent of program spaces meeting acceptance criteria and warranty ticket metrics.
• Log remediation tasks in the shared tracker with owners and target resolution dates.
• Schedule the next verification walk for each affected system or space within the agreed timeline.
• Consolidated performance and cost summary
• Deployment and systems validation
• Open warranty and punchlist status review
• Blocker burn-down and escalation log
• Diagnose root causes for any gaps
• Minor enhancements and acceptance criteria
• Agree remediation plan with owners and dates
• Early operational signals and user readiness
• Contingency and cost reconciliation
• Confirm timeline to next follow-up
• Capture lessons learned and process improvements
• Dashboard and documentation maintenance
• Blockers and open issues
• Agree immediate remediation actions