Our Process

Preconstruction

Every successful build begins before construction starts. Our pre-construction phase is a disciplined, collaborative process designed to establish clarity, eliminate surprises, and lay the groundwork for a smooth, efficient build. We take this stage seriously because the decisions made here determine the pace, cost, and overall quality of the project.

Pre-construction begins with a thoughtful conversation about your goals. We learn how you intend to use the property — whether it’s a full-time residence, second home, or investment build — and discuss your vision, priorities, and budget expectations. During this step, we also clarify the project’s delivery method, define the role of your architect or designer, and determine where you are in the design and permitting process.

Once we have a clear understanding of the project’s direction, we conduct detailed site visits: one with you to align on vision, and another with our internal team to assess feasibility, access, utilities, constraints, and early risk factors that may affect design or cost. This allows us to anticipate challenges and plan the most efficient path forward.

At this stage, we enter into a formal pre-construction agreement. This agreement enables us to begin coordinating directly with your architect, engineers, consultants, and the local building department. During this period, we refine the design, develop early budgets, manage the permitting process, and create a tailored construction plan. We also begin value-engineering discussions — not to reduce quality, but to ensure the project is thoughtfully designed, buildable, and aligned with your financial expectations.

Throughout pre-construction, we prepare the elements that ensure a controlled, predictable construction phase: a preliminary schedule, a site logistics plan, subcontractor scopes, and the framework for a comprehensive project budget. As selections are finalized and the design becomes clearer, we move from conceptual pricing to a detailed cost model that sets the stage for a confident and well-prepared construction start.

Pre-construction is where we ask the right questions, make informed decisions, and build alignment with you and your design team. It’s the reason our projects move efficiently once construction begins — with fewer surprises, fewer delays, and a higher level of precision from day one.

When construction begins, our focus is simple: keep the project moving, maintain uncompromising quality, and execute the plan with precision. This is where disciplined preparation pays off. Because the project has been thoroughly developed during preconstruction, construction proceeds in a controlled, predictable rhythm — with decisions made early, schedules aligned, and trades coordinated well in advance.

Our team manages the day-to-day operations with a strong emphasis on organization and accountability. Scheduling, sequencing, and site logistics are handled with intention so each trade arrives prepared and work progresses without unnecessary delays. Clients consistently note the pace at which we run our projects; we move quickly and efficiently not by cutting corners, but by removing the friction and uncertainty that often slow builds down.

Throughout construction, we guide our clients through the decisions that genuinely impact the pace and success of the project. We outline when certain choices must be made, provide clear timelines for selections, and communicate the implications of delaying or altering those decisions. Our goal is to keep the schedule protected and ensure clients feel supported, not overwhelmed.

Quality remains a constant priority. We maintain high standards for workmanship and oversee every stage of the build with detailed quality-assurance checks. Whether it’s structural work, waterproofing systems, mechanical installations, or the final layer of finishes, each phase is reviewed carefully to ensure it meets our expectations before moving to the next.

Communication is structured and purposeful. We provide clear updates at key milestones and address critical items directly and efficiently, without unnecessary noise. This keeps you informed and engaged without burdening you with details that distract from the overall progression of the project.

We also document the build thoroughly to ensure accuracy, accountability, and a seamless transition into closeout. System locations, progress photos, and installation verifications are all recorded and organized for the comprehensive closeout package you’ll receive at the end of the project.

Construction is where our hands-on involvement becomes most apparent. We remain deeply engaged with the work, the trades, and the details, ensuring the home reflects the level of craftsmanship and care that defines Coogan Developments.

The result is a construction experience that is organized, efficient, and exceptionally well managed — and a home built to the highest standards and delivered with confidence.

Closeout is the stage where every part of the project is fine-tuned, documented, and prepared for long-term performance. This phase is structured and thorough, centered around delivering a home that is fully commissioned, fully understood, and fully ready for the way you live.

We begin with a comprehensive internal walkthrough, addressing all remaining details before the home is presented to you for final review. From there, we complete the commissioning of all systems — HVAC, electrical, plumbing fixtures, water treatment, pump systems, irrigation, smart-home components, and all installed appliances. Everything is tested, calibrated, and documented to ensure the home is functioning exactly as intended.

At turnover, we provide a complete digital archive of the project. This includes specifications, material schedules, finish details, product manuals, and warranty information. Our goal is to give you a clear, organized record of what was installed in your home and how it was built.

We then sit down with you to review your experience, answer final questions, and ensure you feel confident operating every part of your home. This conversation is an important step in our process — we want to understand the project from your perspective so we can continue refining the way we build.

Ten months after completion, we schedule a post-construction walkthrough — a detailed inspection of the home before the warranty period ends. During this visit, we address any adjustments, fine-tuning, or minor corrections that naturally arise once the home has been lived in. This ensures everything is in peak condition before the warranty closes.

As part of closeout, we also provide a tailored maintenance plan based on the systems and features in your home. Whether you choose to manage the property yourself, hire us, or work with another team, this schedule remains yours. It’s designed to keep your home performing at a high level for years to come.

Closeout is not the end of the relationship — it’s the transition from building your home to supporting it. We remain available for questions, service, and long-term care, ensuring the home continues to reflect the craftsmanship and intention that went into creating it.

Our involvement doesn’t end at turnover. Homes of this caliber benefit from consistent oversight, and we remain available to ensure your property continues to perform as it should.

We offer ongoing support tailored to the systems and features of your home. From routine maintenance and seasonal evaluations to troubleshooting, service calls, and system adjustments, our team is prepared to handle the details that keep your home running smoothly. Whether it’s a minor issue or a full-service management relationship, the goal is the same — long-term reliability and peace of mind.

Even if you choose to manage the property yourself or work with another provider, the maintenance schedule we deliver at closeout gives you a clear roadmap for caring for your home. And whenever you need us — whether it’s months or years after construction — we’re here to support you.

Ongoing care is part of the long-term relationship we build with our clients: a commitment to quality, responsiveness, and stewardship that extends well beyond the final day on site.

From the first conversation to long-term care, our process is designed to bring clarity, confidence, and craftsmanship to every stage of your project. We plan thoroughly, build with intention, and support our clients long after the work is done. The result is a building experience that is organized, efficient, and deeply respectful of both your home and your investment.

At Coogan Developments, we don’t just complete projects — we build lasting relationships and homes that stand the test of time.