The Return of the General Contractor-Led Preconstruction Model

For years, preconstruction was treated as a quick step to get a project off the ground—just enough to hand off drawings and get to building. But in today’s climate of tight budgets, long lead times, and evolving design goals, preconstruction has become one of the most critical phases of a project. And at the center of this shift is the return of the general contractor-led preconstruction model. 

Having spent over two decades on the architecture side before moving into my current role in general contracting, I have seen this transition from both perspectives. The difference it makes when a GC is brought in early is significant. We are no longer just building what’s drawn—we are collaborating with owners and designers from day one to build smarter. 

So, why the shift? 

Today’s construction environment demands more agility. Costs fluctuate, materials are harder to source, and schedules are tighter. When general contractors are at the table early, we can flag issues, offer alternatives, and help the design team maintain the integrity of their vision—without blowing the budget or timeline. 

You may find that this early collaboration leads to stronger relationships, better-informed decisions, and fewer surprises down the road. You will have the opportunity to work closely with clients and design teams to provide real-time estimating, logistics input, and phasing strategies that align with real-world construction constraints. The goal is not to take control—it is to be a trusted advisor and partner. 

From my architectural background, I understand the care and creativity that go into design. Now, on the GC side, I see the value of aligning that creativity with constructability and cost certainty from the beginning. It’s about merging perspectives to serve the client—and the project—as a whole. 

Often, this approach naturally evolves into progressive design-build, a delivery method that fosters collaboration between owner, designer, and builder from the outset. Unlike traditional design-bid-build—where the design is completed before a GC is engaged—progressive design-build allows the team to work together through design and pricing milestones, refining scope, budget, and constructability in real time. It’s an open, iterative process that results in better alignment, less risk, and stronger project outcomes. 

The return of the GC-led preconstruction model isn’t about going backward—it is about evolving forward. It’s about working better together, sooner. And ultimately, it’s about building trust as much as we build buildings. 

Kelly Leanos, Deacon Construction LLC

Kelly has worked in commercial real estate for 28 years, starting in architecture and design. She works at Deacon Construction, where she focuses on retail, industrial, office, and healthcare projects. She served as CREW East Bay President in 2022 and continues to stay involved in CREW East Bay and CREW Network on the Industry Research Committee.

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