01 / What we do
Design + Planning
The work
A better project begins long before construction
We collaborate with architects, designers, engineers and consultants during the earliest stages of a project to align design intent with budget, schedule, permitting and real-world execution. Early involvement allows us to identify challenges before they become problems and establish a clear path toward construction.
Capabilities
- Preconstruction planning
- Architectural and interior-design coordination
- Constructability review
- Preliminary budgeting
- Scope development
- Value engineering
- Project scheduling
- Engineering and consultant coordination
- Permit coordination and submission
- Permit-expeditor coordination
- Municipal and building approvals
- Bid solicitation
- Vendor evaluation
- Long-lead planning
- Site logistics and mobilization
The cheapest problems are the ones solved before mobilization.
The process
- 01
Discover
Site conditions, goals, constraints and budget are defined before design decisions are made.
- 02
Align
Architects, engineers and consultants coordinate around one scope, one budget and one schedule.
- 03
Approve
Permits, board packages and mobilization logistics are in hand before construction begins.
FAQ
Frequently asked questions
How does coastal permitting work in the Hamptons?
Building in the Hamptons usually means a standard building permit plus, on waterfront or flood-zone lots, review under wetlands and coastal-erosion rules, and sometimes a zoning variance. Ten Twelve coordinates surveyors, expeditors and environmental consultants during design and planning so approvals are in hand before construction mobilizes.
Do I need to hire an architect before starting design and planning?
No. Early involvement is the point of this phase. Ten Twelve works with your architect and designers, or helps assemble the right team, aligning design intent with budget, schedule and permitting before construction documents are finalized.
When should preconstruction planning start?
As early as possible, ideally while the design is still fluid. Constructability review, preliminary budgeting and long-lead procurement planning at this stage prevent redesigns and surprises once construction begins.