Five Decisions Owners Should Make Before Beginning Design

Jumping into architectural design without clear operational baselines leads to costly redesigns, inflated budgets, and schedule delays. Before releasing your design team, address these five strategic decisions:

1. Define True Operational Objectives

Determine how the space must function day-to-day. How many employees or tenants will occupy it? What are the specialized infrastructure, technology, or density requirements?

2. Establish a Realistic Total Project Budget

A total project budget includes far more than construction costs. Ensure your financial framework accounts for:

• Soft costs (architectural, engineering, legal, and municipal fees)

• Furniture, Fixtures & Equipment (FF&E)

• Technology, audiovisual, and security infrastructure

• Contingencies (design, construction, and escalation)
  

3. Clarify Decision-Making Authority

Identify who holds final approval on design iterations, cost impacts, and contract adjustments. Establishing a streamlined internal governance structure prevents decision bottlenecks.

4. Determine Project Delivery Method

Decide early how you will procure design and construction services (e.g., Construction Manager at Risk, Design-Bid-Build, or Design-Build). Each model shifts risk and pricing transparency differently.

5. Define Schedule & Operational Constraints

Establish non-negotiable milestones, such as lease expirations, financing close dates, or revenue-generating operational deadlines. Knowing your fixed constraints guides realistic design pacing.