Before you commit
Preconstruction budgets and feasibility studies
The biggest decisions are made before you break ground: which property, what to build, which design, what budget. We check your plan against real construction costs, South Florida code and flood rules, and the approval path.
The risk
What a square-foot price leaves out
Most budgets start as a price per square foot, which covers construction only. It leaves out design, surveys, permit and impact fees, utilities, insurance, financing, furniture and contingency. A 40,000-square-foot building at $350 a foot is $14M. Add 20% soft costs and 10% contingency and it is $18.2M.
South Florida adds flood rules. In a FEMA flood zone, when renovation cost reaches 50% of the structure’s market value, the whole building must meet current flood requirements, which can mean raising it. You want to know that before closing. We build the full budget and check the flood and zoning rules before you commit.
What’s included
What we do for you
Results
What you get
Soft costs, contingency and owner costs listed from day one.
Elevation, substantial-improvement and zoning limits checked while you can still negotiate.
Loan and equity planned against total project cost.
How it runs
The process
- IntakeWe review what you have, from a listing to just a goal and a budget.
- Site and document reviewProperty walk plus zoning, flood, permit history and existing conditions.
- Budget and timelineHard costs, soft costs, contingency and a timeline with approvals.
- Findings meetingWe go through the numbers and the risks.
- DecisionProceed, change the program, renegotiate or walk away.
Deliverables
What you receive
- 01Due-diligence memo on the property or plan
- 02Total project budget: hard costs, soft costs and contingency
- 03Written project program
- 04Approval path and master timeline
- 05Flood zone and substantial-improvement assessment
- 06Monthly cash-flow forecast
- 07Go or no-go recommendation with the key risks
How accurate is a preconstruction budget?
Early budgets carry more contingency because the design is less defined. We tighten the numbers as drawings develop, but no cost category is left out from the start.
What is the 50% rule for South Florida renovations?
In FEMA flood zones, if improvement cost reaches 50% of the structure’s market value, the building must meet current flood requirements. Some cities count improvements over several years.
Can you review a property before I buy it?
Yes. We check zoning, flood zone, the structure, open permits and what your plan would cost.
What are soft costs?
Everything that is not construction labor and materials, such as design, surveys, testing, permit fees, insurance, financing, legal and furniture.
Should I renovate or tear down and rebuild?
It depends on the structure, flood elevation, zoning and cost. We price both options side by side.
Start a project
Get a real budget before you sign
Call (570) 339-7793 or book a feasibility consultation. Bring the listing, the survey or just the idea.
- A 30-minute call with Osher about your project
- An honest opinion, even if you decide not to hire us
- A written proposal: flat monthly retainer or a percentage of construction value