Fix It Later – Part I: Why Deferred Design Decisions Drive Cost Overruns
“Let’s just figure that out later.”
In the design phase, this mindset feels harmless—even practical.
But in construction, deferred decisions are one of the most consistent drivers of cost overruns, delays, and rework.
If you are planning a remodel or new construction project in Portland, understanding how early decisions impact construction cost is critical.
What “Fix It Later” Means During Design
During design, “fixing it later” typically looks like:
• Leaving materials or assemblies undefined
• Proceeding with incomplete drawings
• Deferring coordination between disciplines
• Submitting for permit with unresolved details
These decisions are often made to maintain momentum.
In reality, they shift risk forward—into construction—where costs are significantly higher.
Why Design Decisions Matter More Than You Think
Construction is a downstream process.
Every decision made—or not made—during design directly affects:
• Constructability
• Cost control
• Permit approval timelines
• Coordination between trades
When design is incomplete, construction becomes reactive instead of controlled.
Where Design-Phase Issues Originate
1. Incomplete Documentation
When drawings lack clarity:
• Contractors are forced to interpret intent
• Assumptions become built conditions
• Design intent is compromised
By the time issues are identified, correction requires demolition and redesign.
2. Unresolved Coordination
When architectural, structural, and MEP systems are not aligned:
• Conflicts are discovered in the field
• Systems compete for the same space
• Work must be removed and reinstalled
This is one of the most common causes of change orders.
3. Deferred Material and System Decisions
When selections are not finalized:
• Substitutions are made in the field
• Installation requirements may not be met
• Compatibility issues arise between systems
Late decisions reduce control over both cost and quality.
4. Permit Strategy Gaps
In Portland, incomplete or loosely coordinated submittals often lead to:
• Plan review corrections
• Delays in approval
• Redesign under time pressure
At this stage, decisions are no longer flexible—they are constrained by schedule pressure.
The Cost Shift: From Design to Construction
A key principle:
Decisions that are inexpensive during design become expensive during construction.
What could have been resolved on paper becomes:
• Demolition
• Rework
• Delays
• Change orders
Why This Happens
Most deferred decisions are made with good intentions:
• To keep design moving
• To avoid slowing progress
• To simplify coordination
However, construction does not reward incomplete design.
It rewards clarity and completeness.
The Role of an Owner’s Representative in Design
An Owner’s Representative helps prevent “fix it later” scenarios before they reach construction.
Key roles include:
• Reviewing drawings for completeness and technical accuracy
• Identifying gaps before permit submission
• Aligning design intent with construction reality
• Supporting a clear and buildable set of documents
This reduces risk before it becomes costly.
How to Avoid Design-Phase Cost Escalation
Resolve Decisions Early
• Finalize layouts, materials, and systems
• Avoid placeholders or assumptions
Coordinate Across Disciplines
• Align architectural, structural, and MEP systems
• Resolve conflicts before construction
Treat Permitting as a Design Phase
• Submit complete and coordinated documents
• Reduce correction cycles
Key Takeaway
“Fix it later” during design is not a neutral decision.
It is a transfer of risk—from paper to construction.
And once construction begins, that risk becomes expensive.
Continue Reading
Fix It Later – Part II: How Construction-Phase Decisions Drive Rework and Delays
Planning a Project?
JR Design Build Architect provides:
• Residential architecture
• Portland permitting and due diligence
• Owner’s Representative / Construction Management advisory
Schedule a consultation to reduce risk before construction begins.
