Preconstruction & Construction Estimating

We don't lowball to win work

A low number that falls apart in the field is the most expensive bid an owner can accept. Our bids are based on thorough takeoffs and real subcontractor pricing so your budget holds to the finish line. Tyler Grove is skilled in takeoffs, quantity surveying and lump-sum bidding, and has extensive experience soliciting and evaluating subcontractors, developing scopes of work and interpreting plans and specifications for both competitive and negotiated bids.

What preconstruction includes

Plan and specification review to catch conflicts and gaps before they become change orders. Quantity takeoffs and a structured estimate. Subcontractor solicitation with clear scopes of work so bids are complete and comparable. Value engineering that looks for savings without hurting how the space performs. Scheduling with lookahead planning and early identification of long-lead items and risks.

Why it matters to owners and lenders

Reliable preconstruction gives you a number you can take to a landlord, a lender or a practice partner. It also sets up the rest of the job: the people who prepared your estimate are the same people who will manage it through completion.

How to compare contractor bids

Two bids for the same project can differ by a wide margin for reasons that have nothing to do with efficiency. Before comparing totals, check what each bid includes and excludes, which allowances are carried and whether they are realistic, how general conditions and supervision are priced, which alternates are offered and which drawings and addenda each bid is based on. A low number with missing scope, thin allowances or long exclusions usually comes back as change orders. Our bids are built from detailed takeoffs and real subcontractor pricing, with the inclusions, exclusions and allowances written out so you can compare them line by line.

When to bring a contractor in

The earlier a contractor sees a project, the more useful preconstruction can be. During schematic design or design development, a contractor can price options, flag long-lead items and point out details that are expensive to build, while changes are still cheap to make on paper. With construction documents complete, the value shifts to accurate pricing and a realistic schedule. Either way, we read the plans and specifications in detail, ask questions through RFIs instead of guessing and give you a straight answer on timelines and cost.

Permits in Southern Nevada: plan for the right jurisdiction

The Las Vegas Valley is several permitting jurisdictions, not one. A site inside city limits goes to the City of Las Vegas; much of the Strip corridor and many surrounding areas are unincorporated Clark County; Henderson and North Las Vegas each run their own building and fire departments. Each has its own plan-review queue, submittal format, inspection scheduling and fire-department requirements, and some scopes also need sign-off from another agency — the Southern Nevada Health District for food service, for example. Confirming the jurisdiction and the full list of required approvals is one of the first things we do, because a schedule built on the wrong permit path is not a schedule.

What to have ready when you request a bid

You do not need a finished set of drawings to start a conversation, but the more of the following you can share, the faster and more accurate the first number will be: the address and suite, the approximate square footage, your target opening or move-in date, any architectural or MEP drawings you have (even preliminary), the landlord's work letter or tenant criteria if you are leasing, and a list of owner-furnished equipment. If you have a budget in mind, say so early — it helps us tell you honestly whether the scope and the number fit, and where the trade-offs are.