Pre-build Stress Test
Risk mitigationFixed FeeFor Self BuildersTimetable agreed in writing at scoping
The Pre-build Stress Test checks an uncommitted self-build proposal's scope, cost assumptions, funding and payment dates at an agreed evidence date. It keeps choices open while testing whether the proposed position is complete enough to support the next decision.
The problem
Before procurement commitments, a self-build proposal can look affordable because its scope is still moving and the missing work has not yet become a bill. Land, design, planning, surveys and investigations may already carry costs and obligations, but they do not by themselves make the project live. The risk is deciding from an incomplete scope, optimistic assumptions, funding that arrives later than payments or contingency that is standing in for missing work.
The solution
At an agreed evidence date we check the proposed finished scope, cost assumptions, omissions, funding conditions, payment dates and contingency while choices remain open. We make the workings and scenario model traceable, explain the financial risks and identify the decisions that need to happen before a commitment. This is a financial review, not a cost-plan preparation, programme assurance, design, survey, legal, tax or financial-product service.
How it works
You describe the proposal and the decision ahead
We use the project call to understand what finished means, what remains open, what you are considering committing to and which decision the review must support.
You provide the available evidence
You send the project and financial evidence that exists, including gaps. The final information requirement is agreed after the call and is not assumed from a generic list.
- A
Project location, build route, finished scope, next decision and evidence date and confirmation that construction procurement and substantive works have not begun
EssentialWithout it: A whole-project comparison has no reliable scope
Where to find it: Your project notes and initial discussion
Why we need it: Set a common project scope and decision
- B
Current proposed budget, early estimates, quotations and allowances, including exclusions and unfinished decisions
EssentialWithout it: The expected completion cost cannot be assessed reliably
Where to find it: Your budget file, designer, builder and suppliers
Why we need it: Establish a traceable baseline and identify missing work
- C
Land, design, planning and investigation costs already paid or owed, plus confirmation of any construction orders, deposits or works
EssentialWithout it: Costs, liabilities or available cash could be misstated
Where to find it: Statements, invoices, quotations, orders and correspondence
Why we need it: Separate paid history, unpaid obligations and remaining work
- D
Cash held for the project, undrawn funds, offers and release conditions, repayments and expected receipts
EssentialWithout it: No reliable funding or cash conclusion can be given
Where to find it: Relevant statements, funding offers and your adviser
Why we need it: Establish available money and its conditions
- E
Intended build dates, proposed payment stages, quote validity and expected funding-release dates and conditions
EssentialWithout it: A total-cost comparison cannot prove payments can be met
Where to find it: Builder, designer, suppliers, lender and your records
Why we need it: Establish when payments are due and funding becomes accessible
- F
Current drawings, specification, scope descriptions and undecided selections
ImportantWithout it: Completeness and specification exposure remain uncertain
Where to find it: Your designer and supplier information
Why we need it: Compare prices against the intended finished scope
- G
Ground, drainage, utilities, access, levels, flood and other site or specialist evidence held
ImportantWithout it: Uninvestigated site exposure cannot be treated as resolved
Where to find it: Surveys, design team, utility providers and site records
Why we need it: Identify abnormal cost evidence and unresolved questions
- H
Proposed builder, trade and supplier package scopes, quote exclusions, deposit requests and draft payment/protection terms
ImportantWithout it: The commercial exposure may be misunderstood
Where to find it: Quotations, contracts, orders and correspondence
Why we need it: Check scope gaps, pricing exposure and payment protection
- I
Household reserve to protect, project allocation, accommodation costs and proposed own labour or unpaid help
EssentialWithout it: The model could spend money that cannot be released
Where to find it: Your agreed household allocation and cost evidence
Why we need it: Separate project funds from household resilience
- J
Known concerns, unresolved choices and proposed mitigations, including anything that could change before procurement
EssentialWithout it: Known exposure could be omitted from the tests
Where to find it: Your discussion notes and project correspondence
Why we need it: Select project-specific scenarios without double counting
- K
Previous cost reviews, advice and scenario models where available
OptionalWithout it: No comparison with previous advice can be made
Where to find it: Earlier advisers and your project files
Why we need it: Explain changed assumptions and unresolved earlier findings
Copies are fine. Send what you have and we will tell you what's missing.
- A
We confirm the pre-build boundary and evidence date
We record the evidence cut-off and test whether the project is still pre-build: land, designers, planning, surveys and investigations alone do not move it to live, but an accepted building, trade, package or material order, a kit or build deposit, or substantive enabling or building work does.
Eligibility recorded
If a qualifying commitment or substantive work exists, the review is routed to Live Build Stress Test rather than treating a live project as an open proposal.
We test the scope and cost assumptions
We challenge omissions, stated assumptions and the proposed cost position against the defined finished scope. Unknowns remain visible rather than becoming an invented allowance.
We test funding and payment dates
We compare the assessed position with the funding conditions, available reserve and dated payments represented in the evidence, keeping total sufficiency separate from access at the point money is due.
We build the workings and scenario model
The review shows the calculations, scenarios and assumptions used, the risks they expose and the decisions that remain open. It does not predict black swans or assure that a programme can be achieved.
We report the findings and discuss the decisions
The report states what was reviewed, what was found, what it means, the necessary actions with owners and decision points, and how Jack can help further. We discuss the findings with you.
We hand back the pre-build financial position
What you get
A written review with checked workings, a scenario model and an explained risk profile. The profile considers budget completeness; design and specification; ground, site and access; materials and supply chain; contractors and procurement; labour and work you plan to do yourself; duration and weather costs; funding and cashflow; approvals, tax and completion requirements; and household reserves and contingency. The review assesses their financial effects from the information available and identifies any specialist evidence still needed. Where the information supports an assessment, we explain each material issue’s severity on a 1–5 scale and show the strength of its evidence separately. The overall assessment reflects the highest material unresolved severity, rather than an average. If essential information is missing, we mark the relevant assessment as not assessable and keep any demonstrated critical finding visible. The score helps you prioritise action; it is not a percentage chance of success or failure. The report answers five practical questions: what did we review, what did we find, what does it mean for you, what should happen next, and how can we help if further work is worthwhile? Actions have an owner and a decision point, including steps you or your current team can take. Any optional further service is separately scoped and is not needed to make the report useful.
The Handover Pack accompanies the work with its dates and sources, likely outcomes and responses, scope boundaries and ready-to-send correspondence where needed.
A one-off Fixed Fee and delivery date are agreed in writing after the project call, evidence review and scope are established.
We will agree the timetable in writing when we scope the work. We will confirm the start and target dates once we have the information needed for the agreed work. If something is missing or unusable, we will explain the options and agree any change before starting. We will confirm your target date.
Where the turnaround is stated in working days, the confirmed start day is day zero.
The turnaround ends when we issue the agreed deliverable and its supporting handover documents.
Tell us about any live deadline straight away. Contractual or statutory deadlines continue to run while information is being gathered.
We will confirm the target date for your agreed work.
Free Service Pack
A step-by-step Handbook, with the templates and working documents you need to carry out the work it covers yourself. You supply your own project information and records.
Follow the Handbook's scope and stopping points, and obtain independent advice where required. The pack is not project-specific advice or independent sign-off.
Tips that raise your odds of success
Frequently asked questions related to this service
This review does not prepare a substantive construction cost plan. If the scope or design needs that work, Budget & Cost Plan is separately scoped. Where the findings concern professional appointments or builder pricing, Professional Appointment Review or Builder Quote Review & Comparison can be considered separately. The checked method-specific workbook is listed separately as the Pre-build Stress Test Model. Neither product nor related service is required to understand this report.