A complete phase-by-phase guide from project definition through closeout — based on 45 years of commercial construction in Volusia and Flagler Counties.
Understanding the commercial construction process helps owners make better decisions, avoid costly surprises, and set realistic expectations. Based on 45+ years of building in Volusia and Flagler Counties, here is how a well-managed commercial project progresses from first conversation to final certificate of occupancy.
Before an architect draws a single line, the owner must define the project clearly. This includes: What does the building need to accomplish? How much space is required? What is the realistic budget? What is the desired completion date?
This is also the ideal time to engage a general contractor. Early contractor involvement — before design begins — allows experienced builders like Bomar to provide budget reality checks, flag site challenges, and recommend project delivery methods that align with your goals. Owners who skip this step often discover costly surprises deep into design, when changes are far more expensive.
Key deliverables: Program of requirements, preliminary budget, site analysis, delivery method selection, team assembly.
If a site has not yet been secured, this phase runs parallel to early design. Due diligence includes geotechnical investigation (soil borings), environmental assessment, utility availability review, zoning and land use confirmation, and stormwater/drainage analysis.
In Volusia County, stormwater requirements can significantly impact site design and cost. Bomar's familiarity with local conditions means we can identify these issues early — before they become expensive surprises during permitting or construction.
Key deliverables: Geotechnical report, environmental Phase I (and Phase II if indicated), utility survey, zoning confirmation.
The architect develops schematic drawings — floor plans, elevations, and sections at a conceptual level sufficient to estimate scope. At this stage, Bomar provides a schematic cost estimate that gives the owner an early read on whether the design aligns with the budget.
Value engineering at this stage is highly effective. Adjusting building systems, structural approaches, or exterior finishes during schematic design costs almost nothing. The same change made after construction documents are complete costs time, money, and goodwill.
Key deliverables: Schematic drawings, schematic cost estimate, preliminary schedule, value engineering log.
The architect and engineers develop construction documents — detailed drawings and specifications sufficient for permitting and construction. The contractor provides updated cost estimates at 50% and 100% design completion.
Once construction documents are complete, they are submitted to the local building department for permit review. In Volusia County, commercial permit review typically takes 4–8 weeks. Flagler County timelines are similar. Projects requiring Environmental Resource Permits (ERPs) or Special Exception approvals may take considerably longer.
Bomar's relationships with local permitting authorities — built over decades — help navigate the process efficiently and resolve comments quickly.
Key deliverables: 50% and 100% construction documents, permit applications, final GMP or bid, subcontractor pre-qualification.
While permits are under review, Bomar finalizes subcontractor selection, orders long-lead materials (steel, roofing, mechanical equipment, elevators), executes subcontracts, and prepares the site logistics plan. Mobilization — site fencing, temporary utilities, trailer setup — begins as soon as permits are issued.
Key deliverables: Executed subcontracts, long-lead material purchase orders, construction schedule, site logistics plan.
Construction proceeds in a logical sequence that varies by project type, but generally follows:
Throughout construction, Bomar holds weekly owner/contractor/architect (OCA) meetings, distributes two-week look-ahead schedules, and provides monthly cost reports. Communication is one of our strongest differentiators — owners are never left wondering where their project stands.
As construction nears completion, Bomar coordinates required inspections — framing, rough MEP, insulation, fire, final building — and manages any corrections required by inspectors. The Certificate of Occupancy (CO) is the legal document allowing the building to be occupied.
In parallel, Bomar prepares the punch list — a structured document of remaining items — and completes them prior to final owner walkthrough.
Professional closeout separates good contractors from great ones. Bomar's closeout package includes: as-built drawings, equipment operation and maintenance manuals, warranty documentation, attic stock (spare materials), subcontractor warranty letters, and final lien releases. We remain responsive to warranty claims throughout the warranty period.
Bomar Construction has guided owners through this process hundreds of times since 1980. We are happy to discuss your project at any stage — from early feasibility through construction.
Talk to Bomar Construction about your commercial project today.