Ever notice how the most successful commercial construction projects seem to unfold with a sense of order and clarity? That’s no accident—it’s the result of hitting key design milestones along the way. If you’ve come across terms like 30%, 60%, 90% design and wondered what they really mean, you’re tapping into the heart of how projects move from idea to reality. In this article, we’ll demystify these crucial checkpoints, explain why they matter, and show you how understanding them can help you navigate your next project with confidence. Whether you’re building an office, retail space, or industrial facility, knowing what happens at each stage can make all the difference. For a deeper dive into the full Design-build process, check out our sub-pillar resource, part of our broader guide to Design Build Companies.

What is the 30-60-90 design process?

Let’s start with the basics: the 30%, 60-90 design process refers to key milestones during project design. At each stage—30%, 60%, and 90%—the design is reviewed, refined, and approved, ensuring that everyone is aligned before moving to the next phase. But why these specific percentages?

  • 30% Design: Early conceptualization. Big-picture ideas and initial layouts come together. Major systems and space planning are outlined, but details remain flexible.
  • 60% Design: The design takes shape. Most systems are defined, and coordination between disciplines (architecture, mechanical, electrical, plumbing, etc.) intensifies. Key decisions are made, and the project starts to look and feel real.
  • 90% Design: Nearly complete. All details, specifications, and drawings are finalized, with only minor tweaks remaining before construction documents are issued.

These checkpoints aren’t arbitrary—they’re industry standards that drive clarity, collaboration, and risk mitigation. By using iterative design reviews and approvals, teams can catch issues early, incorporate feedback, and avoid costly surprises down the line. This process is especially crucial in design/build and construction management, where seamless integration between design and construction is essential for project success.

For nearly four decades, local Indianapolis commercial construction has relied on this phased approach to ensure transparency and collaboration. By integrating advanced modeling tools and data-driven pre-construction planning, teams can visualize project progress at each milestone, making it easier to identify potential challenges and optimize solutions before construction begins. This level of detail is particularly valuable in projects where accurate budgeting and comprehensive scheduling are non-negotiable.

For more on how these phases fit into the broader project journey, see What are the 5 phases of the design build process?.

What specific design phases are typically included in these percentage distributions?

Every construction project moves through a series of design phases, each aligning with the 30%, 60%, and 90% milestones:

  1. Conceptual Design (0-30%)
  2. Focus: Vision, goals, and feasibility
  3. Deliverables: Site analysis, initial floor plans, and basic massing diagrams

  4. Milestone: 30%—the first major review, where big-picture concepts are validated

  5. Schematic Design (30-60%)

  6. Focus: Refine layouts and building systems
  7. Deliverables: Refined floor plans, elevations, and preliminary engineering

  8. Milestone: 60%—more detail, coordination between disciplines, and major design decisions

  9. Design Development (60-90%)

  10. Focus: Finalize all details and systems
  11. Deliverables: Detailed drawings, material specifications, and coordination drawings

  12. Milestone: 90%—the project is almost construction-ready

  13. Construction Documents (90-100%)

  14. Focus: Prepare for bidding and building
  15. Deliverables: Final construction drawings and specifications, ready for permit and construction

To visualize this, imagine a 30 60 90 ifc process flow diagram: each milestone builds on the last, with increasing detail and certainty. This flow ensures that by the time you hit 90%, you’re not just ready to build—you’re ready to build with confidence.

The advantage of this phased approach is especially clear when working with a partner who leads the full process—coordinating design partners, pre-construction, and construction management. By keeping one accountable partner involved throughout all phases, communication remains seamless and the vision established at 30% is carried through to the final construction documents. This continuity helps mitigate risks and supports a more collaborative project culture—one that values both skilled craftsmanship and a little humor along the way.

For a closer look at challenges that can arise during each phase, see What are some common challenges teams face during each of the design phases?.

What specific documents are typically included at each design milestone in a 30% 60% 90% design process?

The 30%, 60 90% design Deliverables evolve as the project progresses:

  • 30% Design Deliverables:
  • Conceptual site plan and floor plans
  • Basic building elevations and sections
  • Preliminary engineering narratives (structural, MEP)

  • Initial code and zoning review

  • 60% Design Deliverables:

  • Updated and coordinated architectural, structural, and MEP drawings
  • Outline specifications for major materials and systems
  • Refined cost estimates and schedules

  • Early coordination drawings for clash detection

  • 90% Design Deliverables:

  • Fully detailed construction drawings (plans, elevations, sections, details)
  • Comprehensive specifications for all materials and systems
  • Finalized schedules and budgets
  • Permit-ready documents

At each stage, the level of detail increases—moving from broad strokes to granular specifics. This step-by-step approach allows for informed decision-making, accurate budgeting, and comprehensive scheduling, all of which are critical for risk assessment and mitigation.

Leveraging advanced estimating systems and modeling tools at each milestone allows project managers to provide clients with up-to-date cost projections and scheduling insights. This transparency empowers business decision-makers to make confident choices, knowing that each design submittal is grounded in real-time data and practical constructability assessments. Flexible bid options—whether fixed-fee or cost-plus, competitive or negotiated—can be tailored to the evolving scope as the design matures, supporting both transparency and value.

To see how pre-construction activities fit into these milestones, visit Pre construction activities list.

What is a design submittal?

A design submittal is the formal package of drawings, specifications, and supporting documents submitted for review at each milestone of the 30%, 60-90 design process. Think of it as a project’s “progress report”—a way for all stakeholders to review, comment, and approve the evolving design before moving forward.

  • Purpose: Ensure alignment among owners, architects, engineers, and contractors
  • Reviewers: Typically include the owner, project manager, design consultants, and sometimes permitting authorities
  • Outcome: Feedback is incorporated, necessary changes are made, and the design advances to the next stage

Design submittals are essential for collaboration and quality control, ensuring that everyone’s expectations are met and that the project stays on track.

When your project team includes leadership that’s directly involved—like hands-on founders and project managers—these reviews become more than a formality. They’re a chance to build relationships, inject a bit of humor into the process, and reinforce a culture of integrity and craftsmanship that sets the tone for the entire build.

What specific feedback should stakeholders focus on during each of the 30%, 60%, and 90% reviews?

Effective feedback is the secret sauce of a successful 30%, 60 90% design Deliverables review. Here’s what to focus on at each milestone:

  • 30% Review:
  • Big-picture concepts: Does the design meet the project’s goals and vision?
  • Site layout and space planning: Are the spaces functional and efficient?

  • Major systems and adjacencies: Is everything in the right place?

  • 60% Review:

  • Technical details: Are the building systems well-coordinated?
  • Material selections: Are proposed finishes and materials appropriate?

  • Code compliance: Are there any regulatory concerns?

  • 90% Review:

  • Final coordination: Are all drawings and specifications complete and consistent?
  • Constructability: Are there any potential construction issues?
  • Budget and schedule: Is the project ready for bidding and building?

Tips for stakeholders:

  • Stay engaged throughout the process—early input prevents late surprises
  • Ask clarifying questions and request visuals when needed
  • Focus on your priorities, but trust your design/build partner’s expertise for technical solutions

A collaborative review process—one that welcomes questions, values clarity, and encourages a little levity—helps keep projects on track and fosters a sense of partnership between owners, design teams, and construction managers. This approach not only supports better outcomes but also makes the journey from concept to completion a more enjoyable one for everyone involved.

Ready to bring your vision to life?

Discover how partnering with a coordinating builder like Kort can streamline your construction project and bring your vision to life with greater efficiency and collaboration. Ready to take the next step? Contact Us today to schedule a consultation and see how our expert team can turn your ideas into reality.