Design & Preconstruction Services in Portland
Turn an idea into a buildable, priced scope before anyone swings a hammer. Feasibility, layout studies, architect and engineer coordination, permit strategy and a line-by-line budget you can take to the bank, literally.
The cheapest time to fix a problem is on paper.
Most remodel budgets blow up because the scope was never fully defined before the price was quoted. Preconstruction is where we open a few walls, confirm the structure, test the layout against zoning and cost, and write the scope table with real specialist quotes.
You leave with permit-ready drawings, a priced scope and a schedule. You can build it with us or take it to bid. Most clients build with us, because the number holds.
Every trade, scoped as its own line.
A typical scope table for this kind of project carries 25–45 line items. Each is owned by a specialist and priced individually, which is what makes the budget transparent.
Design & engineering
Layout studies, architect, structural engineer
Demolition & abatement
Selective demo, lead/asbestos, hauling
Structure & framing
Bearing-wall removal, beams, seismic ties
Electrical
Service upgrade, rewire, lighting
Plumbing
Re-pipe, new bath rough-in, water heater
HVAC
Ducting, heat pump, ventilation
Insulation & drywall
Envelope upgrades, finish level
Windows & doors
New openings, egress, exterior doors
Cabinets & counters
Kitchen, baths, built-ins, stone
Tile & flooring
Waterproofing, tile, hardwood refinish
Paint & finish carpentry
Trim, doors, interior and exterior paint
Permits, fees & cleaning
Jurisdiction fees, inspections, final clean
- 01
Feasibility and layout
In-house layout studies to test the program against structure, zoning and budget before design fees are spent.
- 02
Architecture and engineering
Stamped drawings and structural engineering by outside firms we coordinate and hold to the budget.
- 03
Scope table and budget
Every trade priced by its specialist. You see the line, the scope of work and the number.
- 04
Permits and selections
Permit submitted while selections are finalized against a schedule, so lead times never stall the site.
- 05
Construction and communication
Trade dispatch, inspections, weekly updates and written change approvals.
- 06
Closeout
Final inspection, punch list, warranty documentation and as-built records.
What drives the number.
Most preconstruction engagements we take on fall between $8K and $40K, typically credited toward construction, depending on the drivers below. Ranges are drawn from Portland Project's signed contracts and reviewed annually.
Last reviewed September 2026. Planning guidance only; pricing is fixed only by a signed agreement after scope, selections and site conditions are known.
Whole-home remodel cost guide →Structural changes
Bearing walls, new openings and foundation work add engineering, steel and inspection time.
Systems replacement
Full rewire, re-pipe and HVAC are common in pre-1960 homes and rarely optional once walls are open.
Kitchens and baths
The count of wet rooms and the selection level drive the largest single swings.
Hidden conditions
We recommend a 10–15% contingency on older homes and show you exactly how it is drawn.
Plan for phases, not a date.
Durations depend on structural scope, permit review times and selection lead times. We commit to a schedule only once the scope is fixed.
Recent projects.
Design & preconstruction FAQ
Can we live in the house during the remodel?
Sometimes, in phases. If the kitchen, all bathrooms or the electrical service are in scope at once, moving out is usually cheaper and faster than phasing. We model both and show the cost difference.
Do we need an architect?
For structural changes and permits, yes—stamped drawings are required. We do early layout studies in-house, then bring in an architect and engineer we coordinate as part of the scope.
How do change orders work?
Any change to scope is written up as its own line with a price and a schedule impact, and approved by you before the work proceeds. Nothing is added to an invoice that you have not signed.
Who is on site day to day?
The specialist trade for that phase, dispatched and sequenced by us. Dennis or the project manager is on site at each phase transition and inspection, and reachable throughout.
Start with the house, the goals and a realistic number.
We'll tell you honestly whether the scope and investment line up before anyone books a site visit. Or call 503-567-5676.