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Pre-Construction Services & Two-Stage Tender Risks found and costed before you sign: start with a free cost and buildability review, across London and the UK.

Our track record

100% of projects delivered ahead
of programme and on budget

What our clients get

  • 60%of site labour is our own, so the date agreed at stage two is ours to keep
  • 16 weeksFrancis Holland School: a 1,250 m² pool refurbished, ready for the first day of term
  • 0snags at handover, with every certificate in the file
  • £10Minsurance cover, ISO and CHAS, ready for your funder's due diligence

Your builder in the room before you sign

Many overruns are drawn into a scheme long before anyone reaches site. A contractor who joins during design finds them while a fix is still a line on a drawing.

Our Preconstruction Director, with more than 50 years in construction, reads your drawings and tender documents first, free. After that, the team that prices your scheme is the team that builds it. Upload your drawings or tender documents; there is no charge and no obligation.

We build across London and the UK, from Chelsea and Surrey to Oxfordshire, Birmingham and Glasgow. See all locations.

City of London office blocks with the Gherkin beyond, seen from the street

Trusted by leading businesses

  • Trainline
  • Auto Trader
  • YouTube
  • Medusa
  • Fuse
  • Drakes
  • PTOS
  • Close Connections
  • Marnie
  • Vortex Post
  • Minds Ahead
  • Missy
  • Fora
  • Gama Healthcare
  • Equinix
  • Hubble
  • B-Engineering

Pre-construction services: cost plan, buildability review and value engineering

Ready to build? Our design and build main contractor service takes the scheme from contract to keys.

Architect drawing a building section by hand on tracing paper

Detailed cost plan

Your scheme costed line by line from live subcontract prices, then reconciled with your own consultant's figures.

Two engineers pointing at a marked-up site plan on the table

Buildability review

Builders read the drawings for sequencing, access, temporary works and tolerances before a single package is priced.

Design team around a table working through a floor plan

Value engineering

Priced alternatives for materials and systems that keep the design intent. You choose which ones to take.

Site supervisor and engineer checking progress against the programme

Construction programme

Set from supplier lead times, approvals and phasing, so completion lines up with your funder's or lease date.

Two colleagues reviewing tender drawings at a desk

Two-stage tender and packages

Each specialist package tendered competitively with you, so the price keeps its competition after we are appointed.

Exposed pipework and cable trays in a commercial ceiling void

M&E and services coordination

Plant space, risers, ceiling voids and the power supply checked against the structure before the contract.

How it works

How pre-construction runs with us

01

Free review

Send drawings and tender documents. Our Preconstruction Director checks buildability and cost risks and recommends a tender route. No charge, no obligation.

02

Agree the route

Single-stage if the design is complete; two-stage if it is still moving. For two-stage, a PCSA sets the scope, deliverables and exit.

03

Test the design

We work through technical design with your architect and engineers: sequencing, value engineering options and a programme built on lead times.

04

Tender the packages

Work packages go out to competitive tender. You see each return, and the cost plan is reconciled with your cost consultant.

05

Fix the sum

The stage-two sum and programme are agreed, the building contract is signed, and the same team mobilises on site.

Hardback cover of the Craftex guide for investors and developers, shown as a studio render

The Craftex Guide to Investor and Developer Projects

Written for developers, landlords and their advisers before a tender. It shows how a scheme moves from brief and cost plan to a certified building.

Our promises

Six promises, written into your contract

  1. Costed by the people who build it

    No hand-over between estimators and builders: the people who cost your scheme in pre-construction run it on site.

    Portsoken House, designed by our in-house team and priced accurately under one roof.

  2. The sum you sign holds

    After stage two, the contract sum is what you pay. Any change you ask for is priced and agreed in writing first.

    100% of our projects finished on budget.

  3. Your building keeps working

    Phasing, access and out-of-hours work are planned during pre-construction, not discovered once the hoarding is up.

    Portsoken House, where the other floors stayed let throughout the works.

  4. A date you can hold us to

    Most of the labour is ours, so the programme does not wait on another firm's diary.

    A London headquarters data centre designed, built and commissioned in 10 weeks.

  5. £10M cover, every accreditation

    £10M public liability and £10M employers' liability, with professional indemnity on request.

    ISO 9001, 14001 and 45001, CHAS, SafeContractor and Constructionline.

  6. Zero snags, every certificate

    We hand back a finished building and a complete record, with nothing left to come back for.

    Macmillan Cancer Care Centre, 2,100 m² managed end to end.

Example stage-one tender return for an office-to-residential scheme, with a note saying send it to us, we will beat it

Already have a quote? Send it to us. We'll beat it.

Holding a stage-one return or a contractor's figure already? Send it with the drawings. A director checks it against the design and shows you what it leaves out.

Compare your quotes

Where tenders usually go wrong, and what we do instead

AreaThe usual riskWith Craftex
ResponsibilityDesigners finish the drawings alone, and the builder who prices them finds the gaps after signing.A builder sits with your design team through technical design, so gaps close on paper, not on site.
The final billOnce one contractor is preferred, competition fades and the stage-two figure drifts upwards.Open-book tendering of every package, with the returns on your desk before the second-stage sum is agreed.
The dateA programme drawn up before anyone checked lead times for steel, plant or facade panels.Long-lead items identified early, and the completion date set from real supplier dates before you commit.
DisruptionTenants and staff learn about the works when the drilling starts.Deliveries, quiet hours and phasing agreed with you and written into the contract before mobilisation.
CompliancePlanning conditions, building control and the funder's paperwork left until the money is committed.Every approval and certificate needed to occupy, insure and fund the building, mapped into the programme first.
HandoverPractical completion arrives with a snag list and documents still to follow.The handover file is defined at pre-construction: manuals, as-built drawings, test certificates and the safety file.

Single-stage or two-stage tender: which suits your scheme

Two ways to reach a building contract. The right one depends on how settled your design is.

Single-stage tenderTwo-stage tender with a PCSA
Design when you tenderComplete technical designConcept or developed design
When the contractor joinsAfter the design is finishedDuring design, under a PCSA
How the contract sum is setOne competitive lump sumOpen-book package tenders, agreed at stage two
Builder's input on the designAfter signing, often as variationsBefore signing, while changes cost little
Time to start on siteLater, once the design is completeSooner, because design and pricing overlap
Best forSimple schemes with a settled designComplex, occupied or fast-track schemes

Not sure which route fits? The free review recommends one for your scheme.

Our team

  • in

Pre-construction services: your questions

What are pre-construction services?

Pre-construction services are the contractor's work between planning consent and the building contract, during RIBA Stage 4 technical design. The contractor checks buildability, builds the cost plan and programme, proposes value engineering options and tenders the work packages. You reach a contract sum and start date that reflect the real building. Before planning, the equivalent is a feasibility study.

What is the difference between a single-stage and a two-stage tender?

In a single-stage tender, contractors price a finished design once and the lowest compliant bid usually wins. In a two-stage tender, one contractor is chosen early on preliminaries, overheads and profit, and joins the design team. It then prices the work packages openly with you. The second route trades a later fixed sum for fewer surprises.

What does a buildability review check?

It checks whether the design can be built as drawn, in the order, space and time available. We look at sequencing, temporary works, site access, crane and delivery routes, tolerances between trades and long-lead items. Each issue is flagged with its likely effect on cost and programme, so your team can fix it before tender.

What is a cost plan, and how does it become a fixed contract sum?

A cost plan is the budget for your building, broken down trade by trade and updated as the design develops. In a two-stage tender we price it unit by unit, then replace each estimate with real package returns, shared open book. The total of those returns, plus the agreed preliminaries, overheads and profit, becomes the contract sum.

Which building contract follows a two-stage tender?

Most often the JCT Design and Build Contract, with the employer's requirements and contractor's proposals settled during stage one. Some funders and employer's agents use NEC or amended JCT forms instead. Name the form and amendments early and we price against them. Our guide to the JCT Design and Build contract explains the key clauses.

What is a PCSA in construction?

A PCSA, or pre-construction services agreement, is a separate contract that appoints a contractor to work with your design team before the main building contract. It sets the services, deliverables, fee and exit terms. It is not a letter of intent and does not commit you to build. Our pre-construction services agreement guide covers the clauses.

When should a contractor be brought into a project?

As early as possible, ideally by RIBA Stage 2 or 3. A 2026 Centre for Construction Best Practice study of 412 UK public projects compared when contractors were appointed. Appointment at RIBA Stage 4 averaged 17.35% cost overruns; appointment at Stages 0–2 came in slightly under budget. Earlier input means design problems are solved on paper. Already at Stage 4? It is not too late. Send the drawings, and our free review finds the costly risks before you sign.

What is value engineering, and will it cheapen my design?

Value engineering means getting the same function and look for less cost, time or risk, not stripping out quality. Each option, such as a different facade system or services layout, is priced against the original with its effect on programme and running costs. You and your architect decide which, if any, to accept.

What if the stage-two price comes in over budget?

First, we bring priced value engineering options to close the gap without changing what the building does. If the sum still does not work, a PCSA usually lets you stop after stage one and keep the design work you have paid for. Check that exit clause before you sign any pre-construction agreement.

Do I still need an employer's agent or cost consultant?

Often yes, and the two-stage process works better with one. Your employer's agent or cost consultant checks our cost plan and every package return independently, on your side of the table. Not appointed one yet? Read what an employer's agent does. Meanwhile, send us the drawings for the free review.

What our clients say

See all reviews on Google
  • Hired Craftex for our conversion project. We had to convert a 600m2 office into 8 apartments. Guys did an excellent job in terms of program efficiency and quality of the finishes which gave us a big upside to exit the project 2 months faster than other competitors’ timelines.

    Misha Levit

  • Great experience from start to finish. Communication was clear, the workmanship was excellent, and the whole project was managed professionally.

    Rhea Langford

  • I’d like to thank the team at Сraftex for the work they did on our office.
    It was really important for us to get the work done quickly, but without compromising on quality, as we regularly have clients and guests visiting and needed to move into the new office within a month.
    We spent around two weeks discussing and agreeing all the details before the work started. What I really appreciated was that everything we agreed beforehand was actually followed through during the job. The work was also completed on time.
    Thanks to the whole Сraftex team for a great job. I’d definitely use them again if we need any work done in the future.

    IURII PYLYPETS

  • We recently worked with Craftex and honestly couldn’t be happier with the results. From start to finish, the team was professional, reliable, and highly skilled. The quality of workmanship exceeded our expectations, and everything was completed on time and to a very high standard.
    Communication throughout the project was excellent, and they always went above and beyond to make sure we were satisfied. It’s rare to find a construction company that combines professionalism, attention to detail, and great customer service so well.
    Without a doubt, Craftex is one of the best construction companies we have ever worked with. Highly recommended to anyone looking for quality and trustworthy builders.

    Adam Miah

  • Craftex has completed a range of both small and large-scale projects on our commercial property with exceptional precision and quality. Dmitriy consistently delivers courteous, prompt service and has shown great flexibility in accommodating last-minute changes to plans and timelines. I highly recommend Craftex for their professionalism and outstanding workmanship.

    Pascal Hunt

  • Great company to work with as always. Super flexible at dealing with evolving requirements and fast deployment and execution.

    Akshay Khanna

  • Hired Craftex to do the full design and fit out of my gym in Chelsea. Super efficient and fast team. They gave the best price and a proper fast track program. We managed to open in less than 6 weeks with no headaches or surprises during construction. Quality was great, we had zero snags on completion. I’ve worked with a few companies before but these guys really impressed me from project management to how they treat the client. Top GGs.

    Александр Хоменко

  • I worked perfectly with Sviat and Joe, with their architect they came up with a very smart design for our office to fit more desks and optimise the space to its maximum capacity. They also did excellent value engineering on the MEP design proposed by others, allowing us to save around £50K. The quality and speed were outstanding we finished two weeks ahead of schedule. Highly recommend these guys.

    John Smith

  • Happy with the end result. Tight timeline but they pulled it off. The team worked late shifts and even weekends to help us open the doors on schedule. Site was always left tidy at the end of the day and no surprise charges either. Good communication throughout. Would definitely use Craftex again.

    Pawel Kamionka

  • Highly recommended!
    Craftex are the kind of fit-out contractors in London you can truly trust. From the very first meeting, they understood our vision and gave practical ideas to make the most of our space. They turned our old storage area into a clean, efficient, and well-organized warehouse. The team was professional, easy to work with, and clearly took pride in their work.

    Monika Kamionka

  • We brought in Craftex to refurb our London office and honestly, they made the whole thing way easier than we expected. They listened, suggested ideas we wouldn’t have thought of, and explained everything clearly. Not the cheapest quote we got, but the end result shows why, the place looks modern, clean, and our team actually enjoys being here now. Communication was spot-on too. No chasing and confusion, deadlines were hit. If you want people who genuinely care and don’t treat your project like “another job,” I’d recommend them.

    A Google User

  • Sviat and his team at Craftex were brilliant to work with on our office redesign. From the first meeting, they took the time to understand how we actually use the space rather than just pitching generic solutions. They came back with clever, practical ideas to maximise use of the space and get more employees and desks inside . Every step was handled professionally, and the process felt surprisingly smooth for a project of this size. They finished one week ahead of schedule, and the transformation is clear — our office feels brighter, more functional, and much more welcoming. I’d happily recommend Craftex to anyone who wants a reliable design team that also makes the journey enjoyable.

    Cucu Iulian

  • We recently worked with Sviat and the Craftex team on a complete warehouse refurbishment, and the results have been outstanding. From the very beginning, their team was professional, organized, and attentive to every detail. The project was completed on time and within budget, without disrupting our day-to-day operations.

    Simone Racaku

  • My experience with Craftex was excellent from beginning to end. They took the time to really listen to what I wanted and then offered practical suggestions that made the design even better. I always felt like they cared about creating a space that worked for me, not just one that looked nice on paper. The end result is an office that feels stylish, welcoming, and very functional for day-to-day work. The process itself was straightforward, well-managed, and never stressful. I’d definitely recommend Craftex if you’re looking for office design and build services in London — they made the whole journey a positive one.

    Ion Bounegru

  • I’m really pleased with my experience working with Craftex. As a commercial construction firm, they handled everything from start to finish without any unnecessary stress on my side. What impressed me was how they suggested practical ideas that improved the design while also keeping things realistic. The communication was always clear, so I never felt out of the loop. The project ran smoothly, deadlines were met, and the end result is exactly what I was hoping for — a space that feels both functional and modern. It’s not easy finding contractors who are this reliable, but Craftex definitely proved they can be trusted.

    Taron Papoyan

  • I had an amazing experience working with Sviat and the Craftex team on our office fit-out in London. They were always professional, responsive, and quick to offer the best advice whenever decisions needed to be made. I really appreciated how they balanced style with practicality — the office doesn’t just look fantastic, it works perfectly for our team. Everything was done with care and attention to detail, and the project never felt overwhelming because they managed it so well. Communication was clear from start to finish, and I always felt involved in the process. I would happily recommend Craftex to anyone looking for a trustworthy contractor.

    Artur Dvorak

  • Craftex carried out a warehouse fit-out for us, and I couldn’t be happier with the outcome. The space has been completely transformed into a highly organized and efficient environment that makes our daily operations much smoother.
    The team was professional but also very approachable — I always felt comfortable asking questions or giving feedback. They came up with smart, practical solutions that worked perfectly for our setup, and everything was explained clearly along the way.
    The best part was how they stuck to the agreed timeline, finishing on schedule without cutting corners. It’s rare to get both quality and reliability, but Craftex delivered both.

    Roma Shchukin

  • We’re extremely happy with Sviat and the Craftex team’s work. They suggested clever ideas, managed the project efficiently, and delivered a functional, modern space. The team was easy to communicate with and very professional throughout the process!

    Polina Lysenko

  • I can honestly say our office has been completely transformed thanks to Craftex. From the very first meeting, the team was approachable, professional, and full of creative ideas that really made sense for our business. They didn’t just focus on how the space would look but also how it would work for the team day-to-day. The new layout is efficient, modern, and welcoming, and you can tell they really thought about the details. The whole process was smooth and surprisingly stress-free. They kept me updated at every stage, which gave me confidence. I’m really happy with the results and wouldn’t hesitate to recommend them to anyone.

    Mykyta Khadzhynov

  • The results from Craftex’s commercial refurbishment in London are fantastic. The team was friendly, clear in communication, and made sure the project stayed on track. The workspace now feels efficient, welcoming, and modern. Definitely a team you can trust!

    Alaa Betar

  • We hired Craftex for a commercial ground floor fit-out with 2 flats above. There were some minor co-ordination hiccups with third-party suppliers but the team kept it moving. Finish quality was strong. Kitchens and doors look great. I have already asked them for a quote on the next project.

    Ben Edell

  • These guys actually deliver. They handled our first industrial to residential conversion near Tower Bridge, turned an old warehouse into 4 modern flats. They stuck to the plan, kept the site clean and the timing was on point. No hidden extras, no drama, just a professional construction company in London that gets the job done.

    Богдан Главацкий

  • We recently hired Craftex for a commercial office fit-out project in Central London, and overall, we’re really happy with the result. There was a delay on our side with a custom glass partition supplier, but the Craftex team managed the construction schedule very professionally and kept everything on track. Their guys worked clean, respected our workspace and IT setup, and kept the site tidy throughout. If you're looking for a reliable office refurbishment company in London, I’d definitely recommend Craftex. Would use them again without hesitation.

    Ardian Beleshi

  • This was a full high-end renovation of my Victorian rental apartment in Westminster, just off Sloane Square and Belgravia. The scope included full fit-out: electrics, plumbing, a new bespoke kitchen, and a luxury bathroom refurbishment. Craftex took care of everything and made the process easy. They weren’t the cheapest, but you can tell they really know what they’re doing when it comes to prime London property renovations.
    The team was professional, organised, and genuinely seemed to care about getting everything right. I was especially impressed with the quality of the finish – the attention to detail really shows in every corner.
    I’m very happy with the results and would definitely recommend Craftex to anyone looking for reliable, high-quality renovation work in Central London.

    Наталия Цимбалюк

  • I was stressed about timing since we had bookings lined up, but they smashed it. Even worked Saturday to finish the floor. My clients love the look — the beauty salon fit-out turned out exactly how I wanted. Couldn’t have pulled it off without their help. Genuinely appreciate the way they communicated throughout the refurbishment. If you need reliable help with beauty salon design or fit-out, especially in a place like Chelsea — these are the guys.

    Rami Jusupova

  • We used Craftex for a shop-to-flat conversion in Chelsea — turning an old retail space into two rental units. Access wasn’t the easiest, but the guys handled it well, no drama. Quote was clear, no hidden extras, and they actually stuck to it, which is rare. Finish came out solid, exactly what we needed for rentals. Joe (PM) kept things ticking and communication was always on point. All in all, smooth job — would use them again for sure.👍

    Apartify Estates

  • Fuse Energy hired Craftex on the fit-out and installation of our engineering and research centre, which included electrical, heating, lighting, plumbing, and ventilation upgrades. They delivered everything to a high standard and were proactive throughout — even working weekends to help speed up the programme, despite not being contracted to. They managed last-minute changes very well, communication was clear and consistent, and the team was professional from start to finish. We’d happily recommend Craftex to anyone needing a reliable construction partner.

    Hainro Eybers

  • Holistic therapy space fit-out
    Super impressed. I had a very specific vision for the studio. calm tones, soft lighting, hidden storage etc. the craftex team just got it. build was done quicker than I expected and the guys were polite, tidy and actually listened. we had 2 snags on day one but they fixed it before the week was out. worth it for the peace of mind.

    Dariia Shvyryda

  • Made a full refurbishment and redesign of our Central London office. Fantastic work, quality service and reliable people. Can recommend it to everybody

    Nikita Nigai

  • Amazing experience with these guys. I trusted them my apartment in London and Business. They are always accurate, very professional, responsive and neat. They would always advice me right things for my best interest. I had luxury experience with them and I would definitely recommend Craftex to everyone.

    Motush Motushev

  • Could not be HAPPIER with Sviat and the Craftex team, they certainly showed me that they’re the number one office design company in London that we’ve had the pleasure of working with. They gave us a unique design just like we wanted, and we loved the first initial draft of the concept. Also have to give them props for Construction, I gave them a tight timeline as we needed to move our team in ASAP, so they pulled double shifts and I didn’t see a drop in quality. Will be to talking to the team when we move up to our next bigger office. Highly recommended A+++

    Mikhail Burdoev

  • Very professional company. Craftex did brilliant minimalistic design and completely refurbished my apartment to the highest quality.

    Vlad

  • I and my husband are very satisfied with Craftex's service and customer support. We bought a house in Hampstead and wanted to redesign and renovate it. On our initial free consultation with Sviat, we found out that we actually can do loft conversion and rear extension and add value to the property straight away.
    We worked with the Craftex design team to bring our vision to life and deliver planning approvals. At that time guys started stripping out to save time on the construction programme as we wanted to move in ASAP.
    We worked with very experienced project director Konstantin who was responsible for all aspects of project delivery from design to construction with a very good eye on details and customer care.
    We saved a lot of money by having professional advice from the start. Project management and quality at Craftex are at the highest level. Many thanks to Craftex Team.

    Lia Lavryk

  • ISO 9001
  • ISO 14001
  • ISO 45001
  • CHAS
  • Constructionline Gold
  • SafeContractor
  • TrustMark
  • FMB
  • NICEIC
  • NAPIT
  • MCS
  • CSCS
  • Considerate Constructors
  • RICS, Royal Institution of Chartered Surveyors
  • RIBA, Royal Institute of British Architects
  • ARB, Architects Registration Board
  • Public & Employers' Liability £10M
  • Professional Indemnity £10M
  • ISO 9001, 14001 and 45001 certified

Get a free cost and buildability review before you sign

Send drawings, the brief and your target date. Our Preconstruction Director reviews them free, with no obligation, and calls you back.

Unit 5, 160 Buckingham Palace Road, London SW1W 9TR

info@craftex.co.uk

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