If you’re planning a renovation, addition, or new build on the North Shore of Long Island — Sea Cliff, Roslyn, Glen Head, Brookville, Manhasset, all of it — the real work starts long before any hammer hits a nail.
Welcome to pre-construction, the phase that saves you time, money, headaches, and mid-project surprises (the bad kind).
Most homeowners have no idea what this stage includes, how long it takes, or who’s doing what behind the scenes. So let’s break it down in plain English.
What Is Pre-Construction, and Why Is It So Important?
Pre-construction is the planning, design, and approval phase that sets the entire project up for success. Think of it as the blueprint for the build — if this phase goes wrong or is rushed, everything after becomes more expensive, slower, and stressful.
A good contractor handles this whole process with you — not just hands you a drawing and wishes you luck at village hall.
On Long Island especially, pre-construction is crucial because:
- Every town has its own codes, processes, and timelines
- Long Island villages like Sea Cliff, Roslyn, and Brookville have stringent architectural review boards
- Permits can take weeks to months if documents aren’t correct
- Older homes often require additional engineering and structural review
- Coastal zones can introduce flood elevation and zoning considerations
It’s crucial that this part is done right.
The Design Phase
Step 1: The Initial Consultation & Site Walk
Your contractor and design team will meet you on-site to:
- Understand your vision
- Review the existing structure
- Identify limitations or opportunities
- Discuss budget ranges and timelines
- Talk through what’s realistically possible within your town’s zoning codes
This is where expectations get aligned so no one designs a $450,000 addition for a $200,000 budget.
Step 2: Conceptual Design
Your designer or architect will create initial floor plans or sketches that outline:
- Layout changes
- Room sizes
- How the addition connects to the current house
- Rough placement of mechanical systems
- Exterior style and massing
This stage is collaborative — expect back-and-forth revisions.
Step 3: Final Design Drawings
Once the concept is approved, the drawings get refined into a detailed set. These will be used by:
- Engineers
- The expeditor
- Village permitting departments
- Your contractor for the final construction proposal
This includes:
- Floor plans
- Elevations
- Roof plans
- Window/door schedules
- Materials notes
Engineering and Structural Review
On Long Island, engineering is not optional. Nearly every village requires stamped plans by a licensed engineer.
Depending on the project, you may need:
- Structural engineering (for beams, load-bearing walls, foundations)
- Civil engineering (grading, drainage, site plans)
- Mechanical engineering (HVAC design)
- Energy compliance documentation for NYS
For older North Shore homes — especially pre-war houses in Sea Cliff, Glen Head, and Roslyn — structural surprises are common, so this step protects you from mid-build change orders.
Typical Engineering Timeline:
Expect 2–4 weeks for engineering depending on project complexity.
Permitting (Welcome to Long Island’s Favorite Pastime)
Every municipality has its own set of rules, fees, and timelines.
Some of the most common local departments include:
- Building Department
- Zoning Board of Appeals
- Architectural Review Board
- Landmark & Historical Review (common in Sea Cliff and parts of Roslyn)
- Coastal zone / FEMA elevation requirements (for homes near water)
What Permits You May Need
Depending on your project, permits can include:
- Building
- Plumbing
- Electrical
- Mechanical
- Demolition
- Accessory structure permits
- Fence or retaining wall permits
- Tree removal permits (very common in Sea Cliff & Brookville)
How Long Does Permitting Take?
Realistically:
- 3–6 weeks for straightforward interior renovations
- 2–4 months for additions or structural changes
- Longer if you need zoning or architectural board approvals
A good contractor will handle:
- Gathering all documents
- Working with your architect and engineer
- Submitting the application
- Tracking it
- Responding to revisions or village comments
You should never be the one waiting in line at village hall.
Pre-Construction Budgeting & Final Proposal
Once the plans and engineering are complete, your contractor can produce:
- A detailed scope of work
- Firm pricing
- A project timeline
- Material allowances
- Payment schedule
This is also where product selections start to get discussed: cabinets, tile, windows, flooring, fixtures, etc.
Pre-Construction Walk-Through & Scheduling
Before construction begins, expect:
- A full walk-through
- Final measurements
- Ordering of long-lead items (windows, custom cabinetry)
- Scheduling of crews
- Coordination with electricians, plumbers, HVAC, etc.
Your contractor should also outline how communication will work throughout the project.
How Long Does the Pre-Construction Phase Usually Take?
For a typical Long Island homeowner:
- Kitchens/Bathrooms: 4–8 weeks
- Additions / Second Floors: 2–4 months
- New Construction: 4-6 months (sometimes longer depending on village reviews)
The longest part is almost always… permits.
What This Means For Your Project
Pre-construction is the most important step in the building process — and unfortunately the part homeowners understand the least.
But when you have a contractor who handles:
✔ Design
✔ Engineering
✔ Permits
✔ Village communication
✔ Budget creation
✔ Scheduling
…your actual construction runs smoother, faster, and with far fewer surprises.
If you’re planning a renovation or new build on the North Shore and want help navigating your village’s requirements, Saros Construction & Consulting can guide you through every step. Want to get started on your project, click here to contact us!
