Why should construction teams characterize the subsurface before work begins?

Early subsurface characterization helps teams identify what lies below ground, plan around risks, and reduce the chance of delays, cost overruns, safety issues, and mid-project design changes.

What kinds of problems can unknown site conditions cause on a project?

Unexpected site conditions can lead to schedule delays, higher costs, scope changes, safety risks for workers and the public, and design revisions that were not originally planned.

What can Kiwa T2 help map beneath a project site?

Kiwa T2 uses non-intrusive technologies to identify bedrock, discarded debris, piles, known and unknown utilities, abandoned structures, contamination, and other subsurface features.

How does subsurface insight improve project planning?

It helps project teams spot potential conflicts and complexities early, make informed decisions during design, and move forward with more confidence and less uncertainty.

When is it most cost-effective to address subsurface issues?

It is generally less expensive to identify and manage subsurface issues before excavation starts than to respond after construction or digging has already begun.

The Ground Truth: Why Understanding Underground Site Conditions Matters

2 April 2025

Proactive subsurface site characterization helps reduce delays, costs and safety risks in construction projects.

In the world of construction and development, so much focus is placed on what gets built above ground - but it’s often what lies beneath that carries the greatest potential for disruption.

A study published in the Journal of Construction Engineering and Management found that unforeseen site conditions contribute to schedule delays in approximately 20-25% of projects. In reality, it could be a lot more. It’s widely accepted that understanding all of the elements involved in a project allows us to plan and mitigate risks.

With that in mind, why is it that we so often overlook the very foundations (pun intended) of projects, the subsurface, instead preferring to assume that the one element we cannot see, will be exactly as we hope.

Unforeseen site conditions contribute to schedule delays in approximately 20-25% of projects.

Journal of Construction Engineering and Management

The consequences?

Delays that push timelines and increase costs
Scope changes mid-project
Safety risks for workers and the public
Design revisions that weren’t part of the original plan

Many of these issues can be avoided by taking a proactive approach to site characterization. By understanding what’s below the surface before breaking ground, and including them as part of the design phase, project teams are better positioned to make informed decisions and reduce the likelihood of surprises down the line.

At Kiwa T2, we work closely with developers, engineers, geotechnical consultants, and designers to help build this understanding early in the project lifecycle. Using a range of advanced non-intrusive technologies, we’re able to map bedrock, discarded debris, piles, utilities (both known and unknown), abandoned structures, contamination and more.

This comprehensive subsurface insight helps identify potential conflicts and complexities that might otherwise go undetected. The goal isn’t just to collect data — it’s to help teams plan with confidence, reduce uncertainty, and create safer, more efficient projects. Because reacting to problems after excavation starts is always more costly than addressing them before the first shovel hits the ground.