Preconstruction Manager/Estimator

Turnstone Custom HomesPreconstruction Manager/EstimatorPosition OverviewThe Pre-Construction Manager/Estimator oversees all front-end activities that prepare a project for construction. This role bridges sales, design, estimating, permitting, contracts, and client coordination to ensure that project specifications and budgets are updated in real time as the project design evolves The ideal candidate has both construction expertise and organizational skills, with the ability to translate design intent into accurate specifications, budgets, and schedules.Key ResponsibilitiesSpecifications & DocumentationDevelop and maintain detailed project specifications in our construction management system Produce detailed written specifications that accompany plans and selections.Bridges design intent and construction feasibility, documenting specifications as decisions are made. Review architectural and engineering plans to identify scope gaps, code compliance issues, and constructability concerns.Coordinate with design professionals, consultants, and clients to finalize scope documents.Contracts & Commercial TermsAssist in the assembly of owner contract documents and addendaPrepare subcontractor agreements and detailed scopes of work; ensure alignment with specifications and accepted bids.Maintain and reconcile allowances, alternates, exclusions, and clarifications in contract exhibits so they match the budget and specs.Estimating & BidsSolicit, review, and analyze subcontractor and supplier bids.Ensure bid scopes are complete and aligned with specifications.Assist in developing GMP (Guaranteed Maximum Price) budgets and pre-construction estimates.Recommend cost-saving alternatives and value-engineering options.Permitting & ApprovalsPrepare and submit permit applications to municipalities and regulatory agencies.Track approvals, inspections, and compliance requirements.Liaise with local authorities to resolve questions and expedite approvals.Scheduling & CoordinationDevelop and manage the pre-construction phase schedule, including design, approvals, and procurement milestones.Identify longlead items early and coordinate prepurchase or release strategies to protect the construction start date.Coordinate with internal teams (Design, Estimating, Project Management, Sales) to ensure alignment.Facilitate project handoff meetings from Sales to Operations.Client InteractionServe as a point of contact for clients during the pre-construction phase.Communicate clearly regarding budget, schedule, specifications, contract terms, and permit status.Guide clients through pre-construction decisions, ensuring expectations are documented.QualificationsBachelor's degree in Construction Management, Architecture, Engineering, or related field (preferred).5+ years of experience in pre-construction, estimating, or project management in residential construction.Strong knowledge of construction codes, permitting processes, and trade scopes.Proficiency in project management/estimating software (CoConstruct, Bluebeam, Planswift, etc.).Excellent organizational, communication, and problem-solving skills.Ideal Candidate TraitsDetail-oriented but able to see the big picture.Strong communicator with clients and trade partners.Proactive in identifying risks before construction begins.Comfortable balancing budgets, timelines, and client expectations.Why Join Turnstone Custom HomesEstablished reputation as a leading custom home builder in coastal Delaware for over two decades.Strong culture of collaboration, accountability, and innovation.Opportunities for professional growth and advancement within a respected organization.Work with a dedicated leadership team that values precision, creativity, and client satisfaction.Be part of building one-of-a-kind custom homes that set the standard for quality and craftsmanship.Salary & BenefitsSalary range of $65,000 to $80,000 commensurate with experience and role seniority.Performance-based bonus opportunities tied to company and project success.Comprehensive health, dental, and vision insurance options.Retirement plan with company match to support long-term financial security.Paid time off, including vacation days, holidays, and personal days.Professional development support: training, certifications, and industry events.Supportive work environment with a respect for work-life balance.Why Join Turnstone Custom HomesEstablished reputation as a leading custom home builder in coastal Delaware for over two decades.Strong culture of collaboration, accountability, and innovation.Opportunities for professional growth and advancement within a respected organization.Work with a dedicated leadership team that values precision, creativity, and client satisfaction.Be part of building one-of-a-kind custom homes that set the standard for quality and craftsmanship.If you are passionate about delivering exceptional homes and want to be part of a dynamic, forward-thinking company, we'd love to hear from you.