Why owners phase
Reasons include limited funding up front, a need to keep operating, a lease that releases space in steps, or uncertainty about future growth.
Phasing can let revenue from an early stage help pay for the next.
What phasing costs
Work done in stages usually involves repeated mobilization, temporary protection and sometimes temporary services. Rework is also possible if later stages were not planned for.
Price the phased approach against a single build, and include the cost of disruption in your comparison.
Designing for phases
Plan services so later stages can connect without tearing out finished work. Run electrical capacity, ductwork and plumbing mains sized for the final layout, even if only part is used at first.
With electrical and mechanical crews on our own payroll, we can sequence rough-ins so they serve every phase.
Operating during construction
If you stay open, plan for dust barriers, noise limits, safe paths for customers and clear signage. Some work may need to happen at night or on weekends.
Agree on these rules before construction starts.
Phasing sounds simple but depends on good planning. Settle these points with your contractor and designer before agreeing to a phased approach.
- Which areas must stay open, and when?
- What services must run continuously?
- Where will temporary walls and entrances go?
- Who pays for temporary work, and is it in the estimate?
Where phasing works best
Phasing suits larger floor plates, multi-tenant spaces and operating businesses such as clinics, retail stores and offices. It suits very small spaces poorly, because the overhead of repeated set-up outweighs the benefit.
Our project managers prepare a phasing plan with dates, access routes and shutdown windows for power and water, so everyone on site knows what to expect.
Questions we hear
Does phasing always cost more?
Often a little, because of repeated set-up. It can still be the better choice if it keeps your business running or eases funding.