Design build construction merges the design and construction stages into one seamless process. This method simplifies communication, saves time, and cuts costs. This article will explore its fundamentals, benefits, and how to effectively start using it.
Table of Contents
Key Takeaways
Design build construction streamlines project delivery by combining design and construction phases under a single contract, enhancing communication and accountability.
The process consists of five main steps: team selection, project planning, design, establishing a Guaranteed Maximum Price (GMP), and construction, each crucial for successful project execution.
Key advantages include enhanced collaboration, significant cost savings, and accelerated project schedules, making design build an increasingly preferred method in various sectors.
Understanding Design Build Construction
Design build construction is swiftly becoming a preferred project delivery method, combining the design and construction phases into a single, cohesive process. This approach, authorized in 43 states for public projects, is predicted to represent a significant portion of construction spending, highlighting its growing acceptance and effectiveness.
A single point of contact in the design build method simplifies communication, saves time and money, and ensures project goals, schedules, and budgets are met.
What is Design Build?
The design build method is a construction project delivery method that integrates design and construction phases under a single contract, fostering a collaborative environment. This method emphasizes close relationships between owners and design build teams, streamlining schedules and workflows while reducing project risks.
The unified contract ensures efficiency and accountability, making design build a compelling alternative to traditional design bid build methods.
The Role of the Design Builder
The design builder manages the entire construction process, aligning all aspects with the project’s design and construction needs. They oversee the overall project, streamline communication, and act as the single point of contact for the owner throughout the project lifecycle.
This role is key to maintaining project alignment and ensuring successful outcomes.
The Design Build Process
The design build process is structured into five primary steps:
Team selection
Project planning
Design process
Establishing a Guaranteed Maximum Price (GMP)
Construction
Each phase is integral to ensuring a seamless and efficient project delivery, leveraging advanced technology and collaborative efforts to enhance communication and decision-making.
Selecting the Design Build Team
Choosing the right design build team is crucial for success. Owners can either select one firm to assemble the team or individually choose all members. Important considerations include credentials, experience, expertise, and team dynamics.
Instead of choosing the lowest price, owners should focus on the value the team can bring to project goals. Avoiding the hard-dollar, low-bid selection process prevents misleading estimates and fosters collaboration.
Planning and Design Phase
The planning and design phase aligns with the owner’s budget, vision, and goals. Early team collaboration provides better insights into project design, scope, budget, and timeline. Early engagement with design-build firms ensures effective collaboration, capturing value through strategic architectural design and advanced techniques like Building Information Modeling (BIM) and Virtual Design and Construction (VDC) for early visual representations.
Assessing the project site and existing structures during this phase anticipates challenges.
Establishing a Guaranteed Maximum Price (GMP)
Establishing a Guaranteed Maximum Price (GMP) ensures the project cost will not exceed a set limit. This price is determined by seeking bids from subcontractors and delivering the GMP to the owner for consideration, followed by negotiations and potential design tweaks.
The GMP controls the budget and eliminates unexpected financial surprises.
Construction Phase
The construction phase starts once the GMP is agreed upon and the design is finalized. The design build team manages subcontracting, scheduling, and provides daily reports to the owner, ensuring no budget surprises.
The unified contract approach ensures a smooth transition from design to construction, with the design build team acting as the single point of contact for the owner. A firm scope, schedule, and design lead to effective communication and project success.
Benefits of Design Build Construction
The design build method offers numerous benefits, including enhanced collaboration, significant cost savings, and an accelerated project schedule. These advantages make it a compelling choice for various sectors, from commercial construction to infrastructure and educational facilities.
Enhanced Collaboration
The collaborative design build method fosters a team environment where members work closely to meet the owner’s expectations. Prioritized stakeholder communication enhances problem-solving and keeps everyone aligned.
BIM tools and cloud-based project management further support coordination and collaboration, leading to improved planning and execution. These efforts align the owner’s vision with project objectives and efficiently resolve project changes without conflict.
Cost Savings
A major benefit of design build construction is significant cost savings. Agreeing on a set budget before the project begins minimizes unexpected expenses. The method’s efficiency reduces real and opportunity costs, resulting in substantial long-term savings.
The Minnesota Department of Transportation’s use of the design build method potentially saved $400,000 per day during the reconstruction of the I-35W Bridge, showcasing its cost-saving potential. Increased collaboration and fewer design changes also help stay within budget.
Accelerated Project Schedule
The design build method’s overlapping phases of design and construction lead to faster project completion. This approach can result in project completion up to 33% faster than traditional methods, as seen with the Hyatt Regency Portland, completed in just 26 months.
Educational facilities and other sectors have benefited from accelerated schedules, achieving faster completion times and cost savings.
Challenges and Considerations
Despite its advantages, the design build method presents challenges and considerations. Understanding these helps owners and stakeholders navigate potential pitfalls and make informed decisions.
Selecting the Right Design Builder
Choosing a qualified design builder is crucial to avoiding project issues and ensuring compatibility. Reviewing references, evaluating experience, and considering key traits such as honesty, reliability, and flexibility are essential steps.
Involving all stakeholders in the budgeting process from the start aids in better budget management and reduces unexpected expenses.
Balancing Control and Flexibility
Balancing control and flexibility is vital for successful design-build projects. Owners may feel a lack of control over design details once the design phase concludes, so understanding the project’s scope, budget, and schedule from the outset is essential.
Finding the right balance between control and flexibility leads to more successful project outcomes.
Adapting to New Methods
Adopting the design build method requires adapting to new ways of working, emphasizing teamwork, information sharing, and transparent communication. Owners who prefer to be hands-on throughout construction might find this method challenging due to its collaborative nature.
However, Building Information Modeling (BIM) and other digital tools can significantly reduce project errors and rework, helping stakeholders adapt to this new method.
Examples of Successful Design Build Projects
Examples of successful design build projects demonstrate the method’s effectiveness in achieving optimal outcomes across various sectors, showcasing its versatility and advantages.
Commercial Office Buildings
The Hyatt Regency Portland hotel exemplifies a successful commercial office building project completed using the design build method. Constructed in just 26 months, the 440,000 square foot hotel was completed ahead of schedule and under budget, demonstrating this approach’s efficiency and cost-effectiveness.
Similarly, the University of Washington project saved $4.5 million compared to the grant budget, highlighting the financial benefits of the design build method.
Infrastructure Projects
Infrastructure projects like the I-85/Yadkin River Bridge in Salisbury, North Carolina, showcase the design-build method’s effectiveness in large-scale developments. The rapid reconstruction of the I-35W Bridge within thirteen months after its collapse further illustrates the significant time savings and efficiency of the design-build approach.
Educational Facilities
The Golisano Institute for Sustainability Research Building in Rochester, New York, exemplifies a successful educational facility completed through the design build approach. This project highlights the speed and cost-efficiency benefits the design build method can bring to educational construction projects.
Leveraging Technology in Design Build
Technology enhances the design build process by enabling efficiency and improving communication and collaboration. Tools like Building Information Modeling (BIM) and cloud-based project management are essential for effectively managing design build projects.
Building Information Modeling (BIM)
Building Information Modeling (BIM) revolutionizes the design build process, offering detailed visualization and enhancing collaboration throughout project phases. Tools like 5D Macro-BIM allow real-time visualization of design impacts on cost and schedule, making resource management easier.
The Trimble Connect collaboration environment and ProjectSight project management solution support seamless cooperation among architects, engineers, contractors, and owners, leading to streamlined processes and improved project outcomes.
Cloud-Based Project Management
Cloud-based project management solutions offer flexibility and real-time data access, boosting overall project management efficiency. These platforms facilitate real-time updates and communication among team members, allowing immediate responses to project changes and requirements.
Improved communication and quicker decision-making, enabled by cloud-based solutions, are essential for successful project delivery and completion.
How to Get Started with Design Build Construction
Getting started with design build construction involves understanding the method, evaluating project suitability, procuring services, and training your team. Practical advice will help you navigate these steps and set your project up for success.
Evaluating Project Suitability
Before adopting the design build method, owners should evaluate their project needs and goals to determine suitability. An evaluation sheet can help owners decide on the project delivery method.
Once the design phase ends, much of the control over design details is yielded to the design builder.
Procuring Design Build Services
When procuring design build services, focus on value delivery rather than the lowest bid. Drafting effective RFPs that emphasize the value and experience of design builders can lead to better project outcomes.
This approach ensures you select a team capable of meeting your project’s goals and delivering quality results.
Training Your Team
Training your team ensures alignment with the collaborative goals and methodologies of the design build process. Regular training sessions on design build principles can enhance adaptability and understanding among team members. Effective training prepares the entire team to work efficiently within the design build framework.
Summary
In summary, mastering design build construction involves understanding its principles, selecting the right team, leveraging technology, and embracing collaboration. The method offers significant benefits such as enhanced collaboration, cost savings, and accelerated project schedules. By addressing the challenges and considerations, you can successfully implement design build construction for your projects. Embrace this innovative approach and transform your construction projects for the better.
Frequently Asked Questions
What is design build construction?
Design build construction is a project delivery method that unites design and construction phases within a single contract, enhancing collaboration and efficiency. This approach streamlines the process and aligns the goals of all parties involved.
What are the benefits of the design build method?
The design build method enhances collaboration, reduces costs, and accelerates project timelines, making it an effective choice for construction projects. These benefits facilitate a smoother process and better outcomes.
How do I select the right design build team?
To select the right design build team, prioritize their credentials, experience, and expertise, while also considering team dynamics. Aim to choose a team that offers the best value rather than simply opting for the lowest price.
What role does technology play in design build construction?
Technology significantly enhances communication, collaboration, and efficiency in design-build construction through tools like Building Information Modeling (BIM) and cloud-based project management. Utilizing these technologies leads to smoother project execution and improved outcomes.
How can I get started with design build construction?
To get started with design build construction, evaluate your project’s suitability for this method and ensure your team is trained in design build principles. This foundation will enhance value delivery throughout the project.
