Director, Development (Pre-Construction)

About the role

The Pre-Construction Manager at QTS is an integral part of the Development team and is responsible for coordinating all preconstruction activities, from initial Pre-development engagement through to the start of onsite construction. This role involves managing cost estimation, schedules, budgets, general contractor / subcontractor engagement, and early-stage risk and quality control. The Pre-Construction Manager ensures project readiness by aligning design intent, costs, and planning with the business expectations and local regulations. Working closely with the pre-development teams, schedule planners, external partners, and consultants, this role supports the successful setup of projects for delivery on time, within budget, and to the highest QTS standards.

Responsibilities

• Preconstruction Planning & Coordination
  • Define Scope & Deliverables: Collaborate with clients and internal teams to confirm project scope, milestones, and deliverables.
  • Schedule Development: Create and manage preconstruction schedules aligned with client timelines and internal targets.
  • Cross Functional Coordination: Work with design, procurement, and construction teams to ensure alignment of all preconstruction inputs.
  • Permit & Regulatory Planning: Coordinate early-stage approvals, permits, and documentation in accordance with local and national regulations.
• Cost Estimation & Budget Oversight
  • Support Estimating Efforts: Collaborate with estimators to develop accurate and competitive cost estimates, reflecting current market rates and project conditions.
  • Budget Tracking: Assist in monitoring budgets during the preconstruction phase, flagging potential overruns or savings opportunities.
  • Value Engineering: Participate in cost review meetings to suggest materials, systems, or methods that maintain quality while reducing costs.
• Client & Stakeholder Communication
  • Client Engagement: Serve as the point of contact for clients during the preconstruction phase, ensuring clear communication of progress and changes.
  • Meeting Facilitation: Lead preconstruction meetings with stakeholders including architects, consultants, and subcontractors to align on scope, budget, and timelines.
  • Expectation Management: Ensure clients are informed of risks, changes, and cost implications throughout planning.
• Subcontractor & Supplier Coordination
  • Subcontractor Engagement: Support the selection and onboarding of subcontractors, ensuring they meet project requirements and deadlines.
  • Bid Reviews: Coordinate the review and comparison of subcontractor bids to ensure value and compliance with scope.
  • Performance Oversight: Monitor subcontractor participation in the preconstruction process, ensuring deliverables and commitments are met.
• Risk Identification & Mitigation
  • Early Risk Detection: Identify risks related to budget, design feasibility, procurement, and schedule during planning stages.
  • Mitigation Planning: Assist in the development of risk mitigation strategies and contingency planning.
  • Contractual Risk Review: Provide input into contract terms to allocate and reduce risk exposure for QTS.
• Quality Control & Compliance
  • Documentation Review: Ensure that all design, scope, and tender documents meet quality and regulatory standards.
  • Regulatory Compliance: Coordinate with internal compliance and legal teams to ensure adherence to relevant health, safety, and environmental laws.
  • Sustainability Review: Promote the integration of sustainable construction practices into early-stage planning.
• Reporting & Documentation
  • Progress Reporting: Produce timely reports detailing budget updates, preconstruction milestones, and risk status for internal and client reporting.
  • Record Management: Maintain up-to-date records for all estimates, schedules, approvals, and preconstruction decisions.
  • Audit Preparation: Ensure all documentation is audit ready and aligned with project requirements and legal obligations.
• Team Collaboration & Development
  • Team Coordination: Work closely with estimators, planners, and bid managers to ensure efficient workflow and deliverable quality.
  • Mentorship: Provide guidance to junior staff and support their growth in preconstruction planning and project coordination.
  • Continuous Improvement: Contribute to ongoing improvements in preconstruction processes by sharing lessons learned and adopting best practices.
• Technology & Innovation
  • Software Utilization: Use project management and estimating software effectively (e.g. Autodesk Construction Cloud (ACC), Procore, Primavera P6, or equivalent).
  • Digital Integration: Support implementation of digital tools that enhance collaboration, schedule accuracy, and document control.

Requirements

Basic Qualifications

• Bachelor’s degree and/or professional licenses in Construction Management, Electrical/Mechanical Engineering or Architecture.
• Ten or more years of progressive responsibility in the development of Mission Critical Facilities.
• Five or more years of responsibility for data center project construction with large-scale data centers or DC lease providers.
• Ability to influence cross-discipline teams while managing deadlines and support staff.