Generally, there are two approaches for construction projects: Design-bid-build, and Design/build.
This is the most traditional process in the U.S. construction industry, where the owner contracts separately with a designer and a contractor. The design firm is hired to deliver complete design documents including permit drawings, construction documents and material selection schedules. The owner or agent then solicits fixed price bids from contractors to perform the work. Designers and contractors bear no contractual obligation to one another and the owner bears all risk associated with the completeness of the design documents.
Under this method, an owner typically hires a single entity, the design/builder, to perform both design and construction. Design/Build is characterized by high levels of collaboration between the design and construction disciplines, input from multiple trades into the design, and a single company bearing project risk.
In the design/build method, your design team and construction team are all pulling together toward the same goal- a successful project. The design team is more mindful of ramifications in the field, and the field gets to offer input into the design. When problems do arise, pointing fingers is not an option. Everyone on the team rolls up their sleeves and focuses on solutions together.
Design build firms stay involved in every part of the project from start to finish. This increases efficiency and leads to a smoother and more seamless project. With so many eyes on the details and strong accountability, the chances of things being overlooked is greatly reduced.
When the designer is part of the team which builds the project, much more attention is given to the plan, pricing, and schedule, making the end result better than when the designer and the contractor are from different groups.
Since design and construction are part of the same team, there is greater accountability for preliminary budgets when compared to a 3rd party designer’s estimate. This means you will not have to wait until the design is complete and the project goes out to bid to know what your costs are.
Collaboration and goal congruency between the design and construction teams can save money. A study by Penn State found that compared to design-bid-build, design/build projects had a six percent reduction in change orders, delivered 33 percent faster overall, and cost six percent less.
Construction projects involve many tasks, decisions, and timelines which all need to be carefully managed. With the design/build method, construction is highly adaptive and responsive in the field. Changes can be made quickly by re-involving the design team as needed, keeping the project moving forward as quickly as possible.
Since the construction team has input into the design, the most efficient project choices can be established. Taking input from the construction team, designs can be calibrated to reduce or eliminate additional costs related to inefficient means and methods. This synergy allows design/build firms to offer solutions such as “It would be much faster if we built it this way”, and “The materials specified here are costly, we could save money by using this instead”.
Since in a Design/build firm the designers, project managers, and construction team are all under one roof, communication is generally much smoother. As this model requires transparency between all team members, keeping everyone on the same page is more effortless.
Your Communication Hub
Our clients receive their own customized client portal. Check your schedule, selections, change orders, invoices and other documents all from this simple platform!
No one system is best for all projects. Both Design-bid-build and Design/build have merit for different types of projects. Owners who have a strong desire to control the design and construction process, and are willing to bear the risk that the designs they commission will be complete and include sufficient constructability analysis may be best served by the Design-bid-build method.
On the other hand, the results of research efforts indicate that Design/build projects perform much better in terms of cost and schedule performance, quality outcomes, reduced owner risk and change orders.
Ready to learn more? Get started with a complimentary In-Person or Virtual Consultation!
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In the design/build method, your design team and construction team are all pulling together toward the same goal- a successful project. The design team is more mindful of ramifications in the field, and the field gets to offer input into the design. When problems do arise, pointing fingers is not an option. Everyone on the team rolls up their sleeves and focuses on solutions together.
Design build firms stay involved in every part of the project from start to finish. This increases efficiency and leads to a smoother and more seamless project. With so many eyes on the details and strong accountability, the chances of things being overlooked is greatly reduced.
When the designer is part of the team which builds the project, much more attention is given to the plan, pricing, and schedule, making the end result better than when the designer and the contractor are from different groups.
Since design and construction are part of the same team, there is greater accountability for preliminary budgets when compared to a 3rd party designer’s estimate. This means you will not have to wait until the design is complete and the project goes out to bid to know what your costs are.
Collaboration and goal congruency between the design and construction teams can save money. A study by Penn State found that compared to design-bid-build, design/build projects had a six percent reduction in change orders, delivered 33 percent faster overall, and cost six percent less.
Construction projects involve many tasks, decisions, and timelines which all need to be carefully managed. With the design/build method, construction is highly adaptive and responsive in the field. Changes can be made quickly by re-involving the design team as needed, keeping the project moving forward as quickly as possible.
Since the construction team has input into the design, the most efficient project choices can be established. Taking input from the construction team, designs can be calibrated to reduce or eliminate additional costs related to inefficient means and methods. This synergy allows design/build firms to offer solutions such as “It would be much faster if we built it this way”, and “The materials specified here are costly, we could save money by using this instead”.
Since in a Design/build firm the designers, project managers, and construction team are all under one roof, communication is generally much smoother. As this model requires transparency between all team members, keeping everyone on the same page is more effortless.
Your Communication Hub
Our clients receive their own customized client portal. Check your schedule, selections, change orders, invoices and other documents all from this simple platform!
No one system is best for all projects. Both Design-bid-build and Design/build have merit for different types of projects. Owners who have a strong desire to control the design and construction process, and are willing to bear the risk that the designs they commission will be complete and include sufficient constructability analysis may be best served by the Design-bid-build method.
On the other hand, the results of research efforts indicate that Design/build projects perform much better in terms of cost and schedule performance, quality outcomes, reduced owner risk and change orders.
Ready to learn more? Get started with a complimentary In-Person or Virtual Consultation!
