Design/Build
What is Design/Build?
Design/build is a method of project delivery in which the owner hires one contractor to provide design and construction services. The contractor is responsible for both the integrity of the design as well as the quality of the installation. The process allows for factors such as time, quality, and innovation—not simply price—to be considered in choosing a contractor.
Traditional phases of a construction project include:
- schematic design
- design development
- optional building information modeling (BIM)
- construction documentation
- bidding
- construction administration
The design/build process combines these stages. By combining the stages, construction can proceed before the design is completely finished. This allows for ordering items with long lead times, and locking in the prices of commodities that can rise dramatically. Design adjustments can quickly be made when necessary.
The Design Build Institute of America estimates that currently, 45% of projects are under a design/build contract, and that figure continues to trend upward.
Advantages of Design/Build
The design/build method is becoming increasingly popular. It is attractive to owners and contractors for a number of reasons.
- Singular responsibility – Since a single entity is responsible for both design and construction, there is a single point of responsibility for quality, cost, and schedule adherence. This improves risk management for the project. The design/build contractor is expected to produce an end product that fulfills aesthetic and functional objectives, and also meets budget and schedule constraints.
- Quality – With the traditional "competitive bid" process, there is pressure to be the lowest bidder to secure the contract. Sometimes quality slips, and corners are cut so that the low bidder can find a way to make a reasonable profit. With design/build, the contractor warrants to the owner that the design documents are complete and virtually free from error.
- Cost savings – When a design/build contractor is designing, he does so with the final product in mind. He is familiar with the specific materials needed, and the labor costs involved with installing them. Keeping in mind techniques, methods, code issues, and potential shortcuts can add tremendous value to the project. Design/build also allows the owner to get early and accurate pricing information. Large change order costs are not an issue, since a guaranteed maximum price can be determined early on in the design phase.
- Time savings – This is one of the main attractions of the design/build approach to owners. Because design and construction are overlapped, total project time can be significantly reduced. Design/build is ideal for "fast track" projects. The resulting time savings translates into lower costs and earlier utilization of the completed facility.
- Reduced administrative burden - The owner is not required to invest time and money coordinating and arbitrating between designer and builder. Rather, he is able to focus on timely decision making.
