The design-build approach…

allows a single firm to coordinate and manage both the design and construction services for the project.

The design-build strategy replaces the traditional method of awarding separate contracts for design and for construction, allowing the contractor and the architect/engineer to be allied and work together to serve the client. The client, contractor, and architect/engineer work as a unified team to design and build a project that satisfies the desires and needs of the owner.

First, during the preconstruction services phase, we will visit the master plan.  Our intent is to use that already existing work as a springboard into design and construction.  However, if we need to revise or revisit that plan, you can be confident in our ability to walk with you through that process as well.

Design will advance from conceptual to schematic to design development.  A construction estimate is typically produced at the 50% design document complement benchmark.  This should fall within 10% of the actual cost, allowing for planning and advancement of the design by being a good steward of the financial resources committed to the project.  

Next, we work toward completion of the construction documents.  These documents more accurately define material selection, quantities for take-offs, dimensions,  complete design detail and work out all design decisions and issues.  

This phase is a concurrent process toward financial procurement to bring the design to completion as the finances come together.  The plans will bring construction reality to the vision and move toward accurate construction cost data by the end of this phase.  In addition, this phase also includes procurement of competitive bids from subcontractors and vendors, governmental agency reviews, permits procured, and final guaranteed maximum price (GMP) delivered as construction documents are completed.

 
The final step is to begin construction.  This step can be accelerated to start site work as design documents are completed, or site work can begin at the completion of construction documents.  

Working together under the design-build strategy, we can achieve good communication, good planning and eliminate the tendency to “blame the other guy” if a discrepancy occurs.

The 12 Advantages of design-build:

(From Rules You Should Know Before You Build Your Important Project, A Guide for the Buyer of Construction Services by Jack Miller)

1. You receive early cost input from the contractor. A price is attached to conceptual design ideas as they are developed.
2. A GUARANTEED MAXIMUM PRICE can be determined early, right after the scope of the project is established.
3. Time is saved because construction can begin before the design is completed. Example: the architect could be completing interior designs while the site and foundation work are underway.
4. The need for high cost change orders is eliminated.
5. Architectural and engineering fees are kept to a minimum and determined from the beginning.
6. Contractor fees are kept to a minimum and determined from the beginning.
7. Legal fees are kept to a minimum by eliminating adversary roles.
8. Construction costs are minimized by using the latest systems and methods that the contractor knows are cost-effective.
9. Chances for misunderstandings are minimized with the team approach.
10. You get the best ideas from your team members due to a cooperative team spirit.
11. Realistic completion dates are established by the contractor who will do the work.
12. You can take advantage of special services such as an initial service plan (a preliminary feasibility study), value engineering, and life cycle cost analysis.