Why We Charge for Preconstruction (And Why That’s Good for You)

One of the most common questions we hear from prospective clients is, “Why do you charge for planning when other builders don’t?” It’s a fair question, and one worth answering clearly. Recently, a homeowner put it this way: they wanted transparency, cost clarity, and confidence that they weren’t signing a “blank check” just to get started. They were also talking with other builders who didn’t charge for early planning, and they wanted to understand the value difference.  This recent conversation perfectly illustrates why our preconstruction process exists and who it’s designed to serve.

The Problem With “Free” Planning

In construction, nothing is truly free. When planning is unpaid, it usually means one of three things:

• The work is rushed or incomplete

• The cost is hidden later in change orders

• The builder is guessing instead of defining

At Wolfe Homes, we believe the biggest frustrations in construction: budget overruns, timeline slips, unmet expectations- almost always stem from projects that weren’t fully defined before they started. We've learned that too many times over the last four decades, and so, we choose to do things differently.

Design Is the One Thing You Can’t Easily Undo

When you’re designing your space, you’re making decisions that will live with you for decades. Layout, flow, functionality, and how your home feels day to day are not things that can be easily “fixed later.” So it’s worth asking an honest question:

Do you want the person designing your home to be doing it for free? Or someone who treats design as a profession rather than an afterthought? Thoughtful design takes time, experience, and focus. We believe the people shaping the spaces you’ll live in should be fully invested, properly resourced, and accountable for the work they produce.

Our Preconstruction Process, Explained

We break preconstruction into clear phases, each with defined deliverables and cost expectations. No blank checks. No surprises.

1. Concept Plan Development This is where ideas become real. Our design coordinator creates initial concept plans that explore layout, flow, and possibilities for your space, whether that’s a kitchen, fireplace renovation, deck, or larger remodel.

• Time investment: ~15–20 hours

• Cost range: up to $2,000 (not to exceed)

• Deliverable: concept plans you own

Even if you decide not to move forward with us, you walk away with real, usable plans.

2. Initial Estimate  Once the concept plans are approved, we build a line-by-line estimate based on real inputs—not guesses.

We review this together in person, walking through:

• Expected costs

• Our construction process

• What the full client experience looks like

This is a key decision point. If the budget or process doesn’t align, we can part ways respectfully, with clarity on both sides.

3. Defined Phase: Bids & Selections This is where accuracy replaces uncertainty.

• Subcontractors visit your home/review plans and provide detailed bids

• Materials and finishes are fully selected

• Scopes of work are clearly defined

This phase typically costs $4,000–$5,000, reflecting real professional time and coordination that directly protects you from surprises later. We intentionally do this before a construction contract is signed, so you’re never committing without full visibility into cost and schedule.

4. Contract & Project Launch At this point, everything is defined.

You receive a complete preconstruction package including:

• Final budget

• Project schedule

• Permit-ready plans

• Engineering (if required)

• Detailed scopes of work

• Construction contract

There’s no guessing left, just execution.

We Believe Fit Matters (For Both Sides)

We believe great construction projects happen when:

• The builder is the right fit for the client

• The client is the right fit for the builder

Our process is designed to answer those questions before construction begins...not halfway through your project.

If you’re looking for:

• Creative, thoughtful design

• Transparent, vetted pricing

• A defined schedule

• Fewer surprises and less stress

Then our approach will feel reassuring- not expensive.

Final Thought

Charging for preconstruction isn’t about being “less hungry.” It’s about being more prepared, more honest, and more accountable. Design is not the place to cut corners. When it comes to shaping a space you’ll live in every day, we believe it’s worth investing in people who take that responsibility seriously.

If that sounds like the experience you expect from your builder here in the Piedmont Triad, we’d love to talk.