As of late, you might have been hearing the word “design-build” getting tossed around during talks of project delivery methods. And while some confusion is warranted, there’s no need to be worried—this seemingly new-fangled form of construction has actually been around for centuries.
Once considered to be the “alternative” form of construction, design-build is experiencing a resurgence of interest and is expected to account for nearly half of construction projects by 2026. It’s a more singular method of project delivery that helps streamline the build process in a way that allows for reduced costs, increased communication, and faster construction.
What is Design-Build Construction?
Design-build is essentially a way of streamlining the construction process by having the owner (ie. the person initiating and funding a construction process) enter into a single contract that covers both the design and construction. This means that there is only one point of contact throughout the entirety of the project, as opposed to hiring a separate architect and general contractor and having to communicate between the two.
It’s a method that can be used in both the private and public sectors across a wide range of projects, including (but not limited to) educational buildings, healthcare facilities, convention centers, and other large-scale infrastructure projects (ie. bridges, highways, tunnels).
It’s meant to be a highly collaborative form of project delivery that is built on trust and teamwork. Overall, design-build simplifies projects immensely, as they tend to require fewer changes and deliberation, thereby driving down the overall project length and cost.
Design-Build vs. Traditional Construction
The traditional method of construction (also known as the design-bid-build method) means that the owner has two separate contracts with an architect and a contractor, making them the middleman, as opposed to the single contract of design-build.
The traditional construction method also requires more steps to reach project completion. The architect will design the project, which is then bid on by several contractors. Typically, the lowest bid wins, and a contract is then signed. (If the bids are too high, the project will have to be re-designed and re-bid.) After that, construction can begin. Because of this, the timeline for a traditional construction process tends to be longer than for a design-build, as shown below.
Some people prefer traditional construction over design-build construction because it allows for more competitive bids (therefore bringing the initial price down), and also gives the owner more creative control. However, due to the longer project length and potential for miscommunication between the contractor and architect, the cost can be easily driven up over time.
Traditional construction is recommended for those who like to take their time and prioritize design, while design-build is great for those who are looking to optimize the process and simplify their role in it. And although the initial cost of design-build may seem greater, traditional construction tends to cost about the same after all changes have been made and completion dates are pushed back.
Design-Build Construction Process
Team Selection
When choosing to go the design-build route, the first step of the process is choosing a design-build team. This will typically be done by vetting potential candidates, reviewing their experience, and finding one that best aligns with an owner’s needs and budget. Once a design-build team has been chosen, the contract can be negotiated and signed.
Pre-Construction
During the pre-construction phase, the design-build team will get information regarding the owner’s overall vision for the proposed project. This tends to involve things like figuring out potential challenges, making a budget, and understanding expectations.
Schedules will be made, performance requirements set, and other small details will be ironed out. Overall, it’s meant to allow the design-build team to get a clearer picture of what is expected of them so they can better align with the desires of the owner.
Architectural Design
Once parameters are set, the design-build team can then get on to the fun part: architectural design! This will involve working together with the owner to come up with the best possible project blueprint. They’ll consider things such as functionality, aesthetics, and cost savings.
The design plan will be drawn up and presented to the owner. If they approve—hurray! If not, it’s back to the drawing board. Eventually, once a design is agreed upon and the final budget is set, the project can begin.
Construction
It’s time to break ground! Now that everything has been decided upon, the contractor side of the design-build team can begin construction. This part of the process is usually simpler and more time-efficient than traditional construction due to the streamlined communication throughout one singular team.
Post-Construction
Once the dust clears and the project is complete, it’s time for a post-construction review. The contractor from the design-build team will provide all the necessary paperwork and documentation, as well as provide an overview of how well the project deliverables were met. It’s like putting the final bow on a present so everything can be wrapped up nicely.
Choose a Trustworthy Design-Build Company
At Jos. Schmitt Construction, we pride ourselves on providing premium design-build services for those interested in a streamlined and cost-effective project process. If you have any questions about our design-build methods or are unsure whether it’s a good fit for your unique vision, feel free to contact us today.
