The Advantages of the Design-Build Construction Method
The Advantages of the Design-Build Construction Method
Traditional construction contracts, aka design-bid-build, involve the project owner, the architect, and the contractor. The project owner would first contact an architect to design the project. Next, the project would be awarded to a contractor who would build it according to the designs presented to him.
This method can result in a project with a longer timeline, with each phase separated and more management required on the Owner's end.
This can also mean awarding a contract based on the lowest bid and could create an adversarial team relationship between the owner, architect, or contractor — especially if there is a scope dispute, construction document discrepancy, or field error.
The design-build method provides a more completive cost on a project that has a clear-cut scope.
Design-build is when the architect or design team is under contract with the general contractor, who then has a combined contract with the owner.
A similar alternative project structure is Design-assist, where the contractor team supports the architects in the design phases as a pre-construction phase contract.
Why has the design-build method become so popular over the last few years? Its benefits are hard to ignore.
The Benefits of Design-Build
Let’s take a look at the top advantages of design-build project delivery:
1. Faster Delivery
The speed you can expect from this project delivery method is one of the fastest in the construction industry.
With this strategy, you eliminate the bidding process, which not only takes time to complete but often awards the lowest bidder rather than the most qualified.
Completing all the steps of the bidding process can take months, so removing this from the project timeline speeds up the entire project.
The design-builder team often works in co-location, allowing the entire team to be on board at the start of the project to lead decision making.
Construction team members can work in sync, and the construction phases can be completed in tandem. Some tasks can begin before all design decisions are made. With design-bid-build projects, each construction phase must be completed before the other can begin.
The design-build delivery method also provides the environment for teamwork and adaptable construction.
The contractor leads the design, and architects often have fewer design choices. Project cost and timeline often lead to the building design.
The process is responsive to design in phases. If the design team sees the need to make changes, the construction team can shift along with those changes.
2. Cost Savings
Budget control is much easier with the design-build method. The architect will design according to the budget, which is taken into account during the entire project.
Miscommunication between entities in the design-bid-build method can result in:
The need for re-design
Unexpected construction costs
Cost overruns
Since the design team is working with the construction team on problem-solving as the project progresses, very few change orders are necessary.
The design-build method has been proven to cost less than the design-bid-build method.
3. Accountability
With the design-build method, one company holds all the accountability: the design-build firm.
When all the responsibility lies with one entity, it will pay greater attention to detail and take great care to protect itself from liability and risk.
This will also lead to greater cost transparency since there will be one bill for all.
4. Collaboration in All Phases
Grouping the design team with the building team makes for seamless collaboration. Both will have the same goals and values from the beginning to the end of the project. Since all work together at every stage, any questions can be answered quickly and succinctly.
Frequent updates and design constructability reviews are more feasible, and the owner can make educated decisions based on the info and data shared by all.
5. No Room for Misinterpretation
Because the entire design-build team is on board from the start of the project, there should not be communication gaps.
The construction team is there to support the selection of building systems and building products for ease of construction and timeline benefits.
The construction team has input on all design decisions, which affect construction means and methods, timeline, and project goals.
In the design-build team, one chosen integrated project leader will act as the owner's single point of contact.
6. Experienced Professionals
When dealing with an in-house design-build team, you benefit from working with professionals who are intimately involved with both design and construction methods. They usually have a long-standing partnership that has been honed to run like a well-oiled machine.
These multi-talented individuals have had advanced training and are educated in all aspects of the project. They also have extensive experience with the design-build process and can help guide the owner if they aren’t familiar with it.
These teams have already developed relationships with highly professional subcontractors, making their project management skills more valuable.
When Design-Build Doesn’t Work
Although this strategy can bring many benefits, it’s unsuitable for every project. Some work better with a different method due to a few limitations.
Projects Without Defined Project Scope
Design-build projects require an upfront and detailed project definition to be priced and budgeted accurately.
Scope creep, or going above and beyond the responsibilities initially outlined, can easily occur with an undefined project scope, which could lead to a loss of profit for the design-build team.
When the Project Owner Opts Out
Part of the beauty of the design-build process is that the owner can have more control over the project, communicating their ideas and desires directly with the team. In fact, the design-build method requires the project owner to collaborate and provide feedback for all decisions throughout the process.
If they don’t want to be responsible for that or would rather have less involvement, the design-build method isn’t for them. Choosing this technique can also be risky if they do not understand how it works.
Some Municipality, State, and Government Projects
Some of the largest construction projects make up the infrastructure of our society, including:
Jails
Courthouses
Schools
Government headquarters
The threshold for these projects is just too high, and there are limitations that govern how they are handled. Referendums and laws frequently forbid using the design-build method for these structures.
Most municipal and governmental projects require the bidding process to take place. To be fair and responsible with the city's money, public entities are typically required by law to get three bids on a project.
Some laws have changed in most states to allow some types of public projects to use design-build. Iowa and North Dakota are the only two states that don’t allow this method at all.
How to Ensure a Successful Design-Build Project
There are several key things stakeholders should remember to increase their chances of project success when using the design-build project delivery method.
Choose Team Members Early
Even before pre-construction begins, all team members should be chosen and well-informed right out the gate. This includes the:
Owner
Architects
Engineers
Contractors
Subcontractors
All team members should have built trust with each other, either through proven experience or a past working relationship.
The design-build method requires a symbiotic relationship between all members, sharing complementary skills and respect for the decision-making of others.
Clearly Define Expectations
Contract language cannot be ambiguous or leave room for interpretation for the design-build method to work. Everyone must be aware of the owner’s goals and objectives and work together to reach them.
There should be no unexpected changes so that the roles and responsibilities don’t get blurry. How risks will be handled and who is responsible for them should be clearly defined within the contract.
Utilize Technology to Your Advantage
With all of the advancements in technology and the great convenience and time-saving benefits they bring, it would be to your detriment not to take advantage of these products:
Apps and other real-time communication software can save a lot of time.
Augmented reality can enable designers to give owners a real feel experience of their proposed projects.
AI has grown considerably, and its use will only increase. Be sure to keep up with the new applications made possible within the architecture and construction industry.
Creating centralized data-sharing cloud storage that all can access enables architects and engineers to upload complex drawings, documents, and more with everyone on the team.
Understand the Unique Process of Design-Build
The best team for a design-build project has experience using the design-build method.
Of course, there always has to be a first time for everything, but even if a team member has never worked on a design-build project, they should be well-educated about its unique approaches, processes, and methodologies.
Plenty of resources are available for those interested in learning the best practices for working on a design-build project.
Recap
If you want to save time and money and collaborate more effectively with some of the most experienced and multi-talented professionals, the design-build construction method might be the best project delivery method for your project.
Our team of professionals at ZP Architects & Engineers are experienced with this method. Contact us today to begin a design-build contract.
