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Austin Texas Construction

By Industry Insights, Texas

Spotlight on Austin, Texas Construction

As the nation’s most highly invested city, business is booming in Austin, Texas. Taking the #1 spot from Greater Los Angeles for the most preferred U.S. market, per CBRE’s 2021 investor survey, scores of companies are re-relocating to the Lone Star State’s Capital.

“Silicon Hills”

Fortune 500 tech companies like Facebook, Tesla, Apple, Dell, IBM, and Samsung are turning Austin into the new Silicon Valley, renamed “Silicon Hills” in reference to Austin’s spot in Texas Hill Country.

Folks are also attracted to the laid-back lifestyle, universities, music and tech festivals, and conferences like South by Southwest (SXSW) and Austin City Limits.

Luring companies with its pro-business/lack of red tape philosophy, CommercialEdge reported in May that Austin is currently leading the country in new office developments, representing 7% of the nation’s office construction total pipeline with 10.3 million sq.-ft. of office space under construction. And this is for a city with less than 1 million people per the 2020 U.S. Census.

In addition to current construction projects even more companies are eyeing the city, including those from the industrial, manufacturing, e-commerce, and food sectors.

To help design and construct these projects, AEC firms like Summit Design + Build are opening up shop in Austin.

Austin Housing Crunch

While the growth is exciting, it’s not without its challenges. In addition to placing a strain on the city’s infrastructure, the city is practically out of office space and there’s a housing shortage.

“Companies want to be here, but getting their labor force here is difficult. Real estate prices have increased tremendously and we can’t build fast enough,” states Amber Autumn, Director of Business Development, Summit Design + Build, Austin. “Condos can sell out in a matter of hours.”

To help spur residential development, the city has set up an interesting business model where development companies coming in qualify for certain tax breaks, but they are also required to build multi-family housing projects.

Summit is about to break ground on two new construction condominium projects – 4315 S. Congress and 1619 South 1st St.

4315 S. Congress, Congress Lofts at St. Elmo, is strategically located in one of Austin’s fastest growing neighborhoods. Joining developer Intracorp USA and architects Pappageorge Haymes and Urban Foundry, Summit is building 148 warehouse style residential lofts with an art-filled lobby, library lounge, courtyard, pool, and outdoor kitchen. The building will also feature 3,800 square feet of office space.

The 4-story multi-family, mixed use 1619 South 1st St. will offer 35 residential units, ground floor retail, a pool and gym, designed by Sixthriver and developed by Chameleon Companies.

Autumn explains that generally speaking, condos pose a more complicated business model, complex delivery methodology, and more liability. Consequently, many contractors shy away from these undertakings, but not Summit Design + Build.

“Building condo buildings are for the brave, strong, and highly skilled, as they add additional risk, and require more attention to details. With an abundance of happy clients, we know our formula works,” remarks Autumn.

That said, material shortages, supply chain bottlenecks, and skilled labor shortages impacting every industry and every locale are affecting Austin as well.

“It’s important to have a team dedicated to advance procurement, and the ability to make value engineering pivots,” advises Autumn. “With so many materials not available, design assist and design build are the only delivery methods that work right now.”

Major Austin Construction Projects

Despite these hurdles, major construction activity is ongoing. Trammel Crow recently completed the 36-story Indeed Tower downtown and the 814,081 square-foot Google Tower is set to become the metro’s tallest office skyscraper.

The University of Texas Austin recently opened its new Gensler-designed 15,000+ seat Moody Center, a multi-purpose arena for the men’s and women’s UT basketball teams, concerts and events.

Under construction, Sixth and Guadalupe will be the first mixed-use high-rise in Austin with more than a million square feet of office, residential, retail, and outdoor space inside one building. The 66-story high rise will contain 589,112 square feet of Class A office space and 349 residences.

Another mega-development, East Village, is a 425-acre, $1 billion mixed-use property developing 810,000 square feet of office space, three hotels, 466 single-family homes, 2,000 multifamily units, a 1.5-acre park, and around 400,000 square feet of retail and entertainment space.

In addition, Uptown ATX is a 66-acre area with 7 million square feet of office, multifamily, retail and hotel, and a new Metro Rail Station under development.

No Sign of Slowing Down

As all types of growth continue in the Texas State Capitol, it will be important for companies and developers to select the right partners to help them develop their offices, multi-family residential, industrial projects, and more. Working with experienced designers and contractors with familiarity with the area will be one of the best ways to accomplish this.

About the author

Barbara Horwitz-Bennett is a seasoned architectural journalist, covering the design and construction industry for the past 20+ years. She writes for numerous industry magazines and creates content for AEC firms and product manufacturers.

4 BIM Enhancing Trends

By Industry Insights

4 BIM Enhancing Trends

Artificial intelligence, digital twins, building energy modeling and cloud technology are enabling greater design and construction efficiencies with Building Information Modeling.

Significantly boosting project design and construction efficiencies by leveraging the expertise of the full building team, Building Information Modeling (BIM) is a game-changing technology.  

Global BIM adoption shot up from 11% of construction company utilization in 2011, to 73% in 2019, as recorded in the U.K.-based global technology platform NBS’ 2020 10th Annual BIM report.

Unlike traditional CAD design, each design element no longer exists in a two-dimensional vacuum and can be properly considered within the context of the full building design. With BIM, this means conflicts like an air duct running through a structural column can be identified and resolved early on in the design phase.

As the project takes shape, changes are updated in real-time, and easily coordinated across project teams.

Supporting the adoption of BIM are a number of technologies bringing its application and abilities to whole new levels.

Artificial Intelligence

This advanced technology studies design details and applies this intelligence to project designs. For example, AI is used for task automation, recognition of design intent and auto-completion of repetitive tasks.

Provided with a dataset of “rules,” an AI engine within BIM can create accurate models and floor plans. If a design parameter changes, AI will adjust all other variables within the full design and workflow.

The technology assists with automatically classifying BIM elements, auto-completion of connection details and model and drawing clean-up. 

As articulated by BIM Today Digital Content Editor Lydia Bamford, “AI is a particularly useful tool because it allows construction processes to become more streamlined by reducing the cost, time and risk of the project lifecycle by exploring all available avenues and processes of a construction project.”

The technology’s level of accuracy and ability to anticipate outcomes also mitigates construction risks and enhances safety.

Digital Twins

Powered by AI, digital twins are defined as virtual models designed to reflect a physical object accurately. This highly advanced technology is considered the new rage in the world of BIM.

A physical object or design is outfitted with sensors, drones and other digital technologies. This data is then used to create an exact digital replica, i.e., a twin, which can then be used to run simulations and gather data on improving performance.

As the hyper-accurate virtual model continues to gain intelligence through advanced analytics, machine-learning algorithms and AI, when it comes time to build, project teams can save costs and time with more accurate designs.

Building Energy Modeling 

Another way BIM is being used to optimize designs is by exporting the models directly into energy modeling software, where parameters like window-to-wall ratios, building forms and construction types can be evaluated. 

Advancements in BIM technology support these direct exports and eliminate the extra, time-consuming process of performing area takeoffs and geometric modeling before running the energy software.

Performing simulations on different design parameters helps the project team fine-tune the design based upon a pre-determined set of values such as thermal performance, daylighting levels, energy costs, life cycle costs and carbon emissions. 

Taking this a step further, digital sensors and smart meters can record actual performance data once a building is up and running. The building’s HVAC systems can be properly calibrated for enhanced performance by feeding this information into the original BIM model.

Cloud Technology

To store BIM models and all this amazing technology, cloud providers offer a central portal where project collaboration and coordination can occur in real-time. With access to cloud-stored databases and analytics, architects, engineers, contractors and sub-contractors can work anywhere, anytime to revise, mark up, and update designs.

The result is better communication, enhanced productivity and fewer mistakes as all team members access the same working model.

More Technology

In the next few years, BIM is anticipated to continue growing at quite the pace. A recent report from the global market research firm Technavio Research projected year-over-year growth of 18.36% through 2026, with the North American market contributing to 40% of that growth. Inevitably, technologies bound up with BIM are also anticipated to expand, not to mention new technological developments likely around the bend.

About the author

Barbara Horwitz-Bennett is a seasoned architectural journalist, covering the design and construction industry for the past 20+ years. She writes for numerous industry magazines and creates content for AEC firms and product manufacturers.

4 Key Industrial Construction Trends

By Industry Insights

4 Key Industrial Construction Trends

With large retailers expanding their e-commerce operations and companies looking to stock up on and goods and materials to help mitigate supply chain bottlenecks, the industrial supply demand formula is currently demand heavy. In fact, real estate giant JLL’s recent research report “The Rice for Industrial Space, Can Supply Keep Up?” estimates an 87% year-to-year increase in the number of 1-million-sq.ft.-plus projects under construction.

To deliver these warehouses and manufacturing facilities, contractors are embracing the latest technology to capture cost and project schedule efficiencies.

Building Information Modeling

Building Information Modeling (BIM) is a 3D shared design platform where architects, engineers, and contractors can collaborate on developing building designs. Constantly updated in real-time, building teams can easily visualize how the building looks from all angles and easily detect and correct any clashes between different building elements.

Particularly beneficial for industrial facilities where buildings are larger and more complex, BIM supports enhanced building owner input as these folks can more easily visualize how their evolving building with look and function. Buildings designed and built with BIM significantly reduce Requests for Information (RFIs) and change orders. With the collaborative BIM models revealing any problems or issues, these can be resolved on the front end and ultimately support a more streamlined, cost, and time-effective building process.

Automation and Robotics

As a highly labor-intensive industry, construction firms are shifting physically challenging, repetitive tasks to robots and automated machines. From bricklaying to welding to rebar tying, robots are performing these tasks faster and with greater accuracy. For jobs requiring great human strength, automated equipment is being deployed for excavation, demolition, and concrete works. Robots are also being used to detect faults in structures, for example, with greater precision than manual inspection.

In addition to protecting worker safety and reducing the risk of on-site injuries, the use of robots is assisting with the skilled worker shortage issue contractors and subcontractors are struggling with nationwide.

Drones

Another technology advance making a big splash in construction is the use of drones to quickly and easily survey a construction site and collect key data. Particularly valuable for larger industrial sites, these flying robots are being deployed to track a building’s progress and provide real-time updates.

At the onset of a project, drones can assist with visualizing the site’s topography. As construction progresses, high-resolution pictures capture exactly what is happening. These images can then be uploaded into the BIM models, enabling teams to pinpoint any mistakes or clashes. In addition, the imagery can be analyzed with thermal sensors to detect heat leaks, cold areas, or any electrical issues. With the ability to address these anomalies right away, this saves time and money.

Eliminating the need for construction workers to climb scaffolding in an attempt to photograph aerial views, drones significantly reduce safety risks and provide more comprehensive imagery.

Modular Construction

Projected to develop at a compound annual growth rate of 7.5% for the next five years in North America according to market research firm IMARC Group, pre-fabricated modular construction is a sustainable, efficient, and cost-effective building strategy.

From larger building structures and pods, to panelized components like walls and roofs, systems are fabricated in high quality, controlled environment and delivered on-site ready for erection. Significantly reducing labor and materials, modular construction speeds up project delivery schedules and enhances safety. According to the Modular Building Institute, projects can be delivered 30% to 50% faster than traditional stick-built construction.

The Outlook

With ongoing demand for industrial space and the challenge of finding skilled labor continues, building teams are turning to technology to more efficiently deliver these large projects. Consequently, the application of BIM, robotics, drones, and modular construction will continue playing a significant role in executing these complex developments.

Are you considering an Industrial construction project?

Give our multifamily construction experts a call. We are happy to help guide you through the process, walk a prospective property or give an initial construction budget. 

Barbara Horwitz-Bennett is a seasoned architectural journalist, covering the design and construction industry for the past 20+ years. She writes for numerous industry magazines and creates content for AEC firms and product manufacturers.

Meet Our Construction Management Interns

By Industry Insights, News

Meet Our Construction Management Interns

An internship with Summit Design + Build is a great opportunity for college students to learn first-hand what a career in construction is all about! Our internship program is designed so that our interns gain the most valuable, impactful experience while having more fun, in the hopes that they come back to grow their careers with us. From day one our interns are immersed in our active construction projects, working side-by-side with our project managers, project engineers, estimators, and superintendents. Over the course of their internship, Summit Design + Build interns also get to conduct multiple site visits followed by intern team lunches at Chicago’s hottest spots. Interns also participate in intern happy hours, lunch and learns, Summit social gatherings and Summit team-building events!

Get to Know Our Interns

This summer Summit Design + Build is excited to have three interns on board, Ben Kossack (Majoring in Civil Engineering at University of Illinois at Urbana Champaign), Jake Duerr (Majoring in Finance at University of Dayton) and Michael Murray (Majoring in Construction Management at Purdue University). We sat down with our interns to learn what intrigues them about the construction industry, what makes them thrive and what their future construction goals are.

Ben Kossack – University of Illinois at Urbana Champaign

What interests you about the construction industry?

Ben: “I find it interesting just how adaptive the industry is becoming with all the new tech that is constantly being created.”

Jake: “The idea of buildings/complexes being built from the ground up. I have also grown up in the construction industry, but at a smaller scale because of my dad. He had taken me to his renovation projects ever since I was younger and has actually used me to demo the houses he was working on. I very much enjoy this side of the industry a lot more than being part of the demo side.”

Michael: “How diverse it is and how every project has its different challenges to face.”

What are you most excited about for this internship?

Ben: “I’m very excited to be working on a project as it is starting out (Stadium Lofts), going from seeing almost nothing on the ground to having a new structure there should be really cool.”

Jake: “I am most excited to work on a variety of different projects awarded to Summit and to visit them in person. I am also excited to learn from the project managers and project engineers that work at the company.”

Michael: “To learn firsthand about the industry and get more hands-on experience.”

What 3 words would you use to describe yourself?

Ben: “Funny, enthusiastic and hardworking”

Jake: “Hardworking, determined, curious”

Michael: “Outgoing, nice, careful”

What are your hobbies/interests?

Ben: “I like to play video games, play tennis and get together with my friends”

Jake: “Fantasy Football (even though I am very bad at it), video games, White Sox baseball, rugby, concerts (especially early 2000’s metal) and pickup Basketball”

Michael: “Fishing and being with friends”

Cubs or White Sox?

Ben: “Cubs everyday”

Jake: “White Sox”

Michael: “WHITE SOX!”

Jake Duerr – University of Dayton

Michael Murray – Purdue University

What is your favorite Chicago summer activity?

Ben: “Probably going out and trying all the different things the city has to offer.”

Jake: “Going to White Sox games at Guaranteed Rate Field.”

Michael: “The beach.”

If you woke up as the President of Summit DB, what would be the first thing you would do?

Ben: “Everything in my power to, if it happens, secure the bid for the Chicago Bears new stadium in Arlington Heights.”

If you could have a superpower, what would you pick and why?

Ben: “Flying, it would make getting around so much easier.”

Michael: “To fly, can get places fast and it’s just cool.”

If Hollywood made a movie about your life, whom would you like to see play the lead role as you?

Ben: “Kevin James”

Jake: “I would like to see Ryan Gosling play the lead role because he is one of my favorite actors and co-stars in my #1 movie of all time, “The Nice Guys.” He is surprisingly funny as well.”

If your life had a theme song, what would it be?

Ben: “Probably “Life is a highway” because the movie Cars is great.”

What would be your dream construction project?

Ben: “I would love to work on a sports stadium of some kind.”

Jake: “Working on the Chicago Bears new football stadium at the old Arlington Racetrack.”

Michael: “Some type of skyscraper or a neat art museum.”

What animal would you compare yourself to and why?

Ben: “Probably a penguin, mostly because my friends for the longest time compared me to one.”

What do you hope to do post-graduation?

Ben: “I hope to secure a job in either the construction management or structural engineering field.”

Jake: “I hope to work in construction management focusing on cost estimation or project management.”

Michael: “Work in the construction industry.”

Learn More About Our Intern Program

It’s going to be a great summer with Summit’s interns in the office! We love the energy they bring and we love seeing them learn first-hand what it’s really like to work in the industry.

Are you interested in an internship with Summit Design + Build? Check out our internship program page to learn more and to apply for open opportunities.

4 Trends Shaping Multifamily Construction Today

By Industry Insights

4 Trends Shaping Multifamily Construction Today

Rewind to early 2020 – Health and wellness, outdoor spaces, hybrid work environments, and technology were already trending in multifamily construction. Now, in post-pandemic 2022, these design trends have taken center stage.

Health and Wellness

As the world continues to grapple with the ever-evolving COVID-19, the need for healthy environments, both physically and mentally, is at an all-time high. Today’s multifamily residents are not only interested in swimming pools, fitness facilities, childcare services, and dog parks, but meditation rooms and yoga classes as well.

Units and communal spaces are incorporating proper air filtration, touchless fixtures, easy-to-clean surfaces, paints and materials with no/low Volatile Organic Compounds (VOCs), and circadian lighting fixtures in tune with the body’s natural cycles.  And biophilic design strategies connecting people with the natural environment are a priority. This includes large windows and open floor plans bringing in lots of daylighting, balconies, plants, and natural materials like wood and stone.

For example, the 7-story boutique condominiums for Chicago’s new 1400 Monroe property features 9-foot ceilings, oversized loft-style windows, recessed balconies, and large terraces.

Outdoor Spaces

Through lockdowns and unprecedented time spent at home, access to the outdoors essentially transformed from a want to a need.

Rooftop amenities, pergolas, gardens, and walking trails are attracting renters and homeowners. In addition, people want to gather and socialize by fire pits, BBQ grills, wine bars, and large flat-screen TVs.

On point, the Luxe on Madison in downtown Chicago incorporates a dog run and rooftop terrace with a patio, fireplaces, and grilling area.

Within individual units, 73% of those surveyed by the New Home Trends Institute desire covered outdoor rooms/open-air rooms, 68% are interested in patios, and 55% want decks. Another 58% identified connection to the outdoors/nature as an important influence on their design choices in the coming years.

Whereas these types of features were more common with luxury housing, the trend has now expanded to affordable housing as well.

Hybrid Work Spaces

One major lesson learned from the pandemic is that employees can productively work from home. While many have returned to the office, the predominant mode is a hybrid set-up where folks split their time between the home and the office. The upshot is that multifamily homes and properties must be better equipped to support work settings.

In addition to creating spaces within the units themselves for daylit, technology-equipped working nooks, developers are revamping communal areas to provide workplace amenities such as co-working spaces, meeting/conference rooms, business centers, and lounge areas.

In addition to a rooftop terrace, dog run, and a fitness center, The Clark in Chicago offers a business center and a café.

Already in late 2020, the global real estate services company Newark reported that 14% of multifamily units had been renovated to accommodate more space for working. In all likelihood, those percentages have increased.

Technology

Following the touchless trend, multifamily properties are incorporating features like keyless locks and smart elevators. Many units have automated doorbells, security and lighting systems, and Alexa or Google Home speaker integration. Buildings are outfitted with intelligent building management systems and some properties are considering electrical car charging ports.

Whereas smart technology was previously relegated to upscale single-family homes, building owners are looking for ways to differentiate their properties and these technologies are emerging as a way to achieve that.

For instance, at 1400 Monroe, the units are equipped with smart home lighting technology.

Attracting Consumers

As multifamily properties continue competing in a tough market, the incorporation of health and wellness, outdoor amenities, work spaces, and technology will be key. Aligning these offerings with strong consumer preferences in 2022 must be a fundamental aspect of these project designs.

Are you considering a Multifamily construction project?

Give our multifamily construction experts a call. We are happy to help guide you through the process, walk a prospective property or give an initial construction budget. 

Barbara Horwitz-Bennett is a seasoned architectural journalist, covering the design and construction industry for the past 20+ years. She writes for numerous industry magazines and creates content for AEC firms and product manufacturers.

2022 Construction Trends

By Industry Insights

2022 Commercial Construction Trends

Construction trends come and go shifting one year to the next, with changing sensibilities and product innovations. In addition, thanks to the ongoing pandemic and demand for greater sustainability, many of the most profound trends over the past two years have arisen out of sheer necessity. As 2021 comes to a close, it is worthwhile to look ahead and see which commercial construction trends are out, which are in, and which are here to stay in 2022 and beyond.

Glass Partitions

Open floor plans with clear lines and unobstructed views have been a hallmark of interior design over the past several years. Not only do such layouts create a more pleasant and inviting ambiance, but the increased natural light flow is a major benefit to buildings looking to cut down on energy consumption and become more environmentally friendly.

However, with the lingering pandemic, commercial facilities have been given a painful lesson on the importance of having private, socially-distanced spaces in their building, as well. Rather than construct a series of cold, gray walls to form offices and private meeting areas, commercial buildings will continue to leverage the benefits of glass curtain walls in 2022. These innovative partitions help maintain the advantages of an open floor plan while also creating the separation necessary to keep all customers, clients, and employees socially distanced. In addition, glass partitions are highly customizable, giving designers the ability to add, remove, or modify interior spaces, as necessary.

Adaptive Reuse

As sustainability becomes an increasingly popular topic as we move into 2022, many designers and contractors are looking into ways to renovate and repurpose historic buildings, as opposed to demolishing and starting fresh. Not only can this help a construction project save on building materials, but it reduces the amount of energy and resources consumed during construction, as well.

However, to achieve a quality restoration, all adaptive reuse projects must be performed in a way that ensures the aesthetics, functionality, and energy efficiency of the restored structure. To this effect, correctly implementing historical windows is one of the greatest challenges contractors face. Not only can it be difficult to use modern products to create a look consistent with a historical aspect, but poorly-performed window retrofits can be a disaster for energy efficiency. Therefore, it is critical to deal with contractors that are experienced in the field and can effectively install and seal contemporary materials into a historic substrate.

Smart Features

Smart technology is not only helping society with entertainment, leisure, and household tasks–it is set to explode in the construction industry as an increasing number of projects break ground with an eye toward creating smart neighborhoods and cities. Some of the ways that smart technology is being incorporated into construction include:

  • Window glass that can change its transparent or translucent properties based on the exterior temperature
  • Shading devices that automatically adjust themselves based on the angle of the sun
  • Smart concrete that can monitor changes in stress and alert contractors to where the trouble may arise before a major renovation is necessary

Multi-Purpose Facilities

The shift to remote work and the skyrocketing cost of rent has changed the ways in which businesses utilize their commercial spaces. For example, many businesses are trying to find ways to sublet their facilities when not in use, looking for events and functions to come in during the evenings and weekends to make use of their space. In addition, groups of restaurants are teaming up to operate under the same roof, using a central kitchen and shared dining space in the face of decreased demand for in-person dining.

Therefore, facilities must be more versatile than ever. Modular partitions are a great way to create customized spaces under one roof. Polished concrete floors can also provide durability in the face of frequent furniture shifting and reorganizing. Finally, floating ceiling panels are important for maintaining stunning aesthetics while stifling noise transfer within shared spaces.

Sanitize-able Central Hubs

Another byproduct of the pandemic is an increased focus on creating easy-to-sanitize spaces, especially in central hubs such as dining halls, recreation centers, and postal facilities for apartment mailboxes. In such high-traffic areas, materials must be nonporous, resistant to damage from tensile blows, and capable of withstanding frequent application of cleaning products. Some trendy materials that check all of these boxes include:

  • Quartz and solid surface countertops
  • Stainless steel doorknobs and fixtures
  • Terrazzo floors

Commercial Construction Trends to Watch in 2022

Each year, commercial construction trends will shift based on changing consumer sensibilities and the unveiling of innovative new products. In 2022, sustainability and the lingering, rapidly evolving pandemic are going to keep construction professionals scrambling to keep their facilities ahead of the curb. With this in mind, glass partitions, historic retrofits, smart features, multi-purpose facilities, and easy-to-sanitize central hubs are set to be 5 of the most prevailing commercial construction trends as the new year unfolds.

Natalie Akins is an editor for the Innovative Building Materials blog and a content writer for the building materials industry. She is focused on helping fellow homeowners, contractors, and architects discover materials and methods of construction that save money, improve energy efficiency, and increase property value.

Summit Opens New Office in Austin Texas

By Industry Insights, News, Texas

Summit Design + Build Announces Opening of New Texas Office & Hiring of Project Executive

Chicago-based general contractor expands operations to Austin, TX

 

Summit Design + Build has announced the opening of an office in Austin, Texas. Along with several of Summit Design + Build’s key clients developing new projects in Austin and surrounding areas, the firm was inspired by the strong growth of the Austin Market. Summit Design + Build will provide general contracting, construction management, preconstruction and design/build services to Austin and its surrounding areas. The company looks forward to bringing a new level of sophistication to the Austin market and to assist in the growth of the Austin office, Summit Design + Build also welcomed Doug Hayes to the firm.

Doug Hayes will serve as a Project Executive, based out of Summit’s new Austin, TX office. In his role, Doug will serve as a project team leader, overseeing and running Austin construction projects. He will also play a crucial role in bringing in prospective projects and clients through the project pipeline and positioning Summit Design + Build as Austin’s leading general contractor and construction management firm. 

Doug joins Summit with over 26 years of industry experience, most recently serving as a Project Manager for Raymond Construction Co, Inc. Doug has extensive experience in a multitude of delivery methods in the commercial, industrial, multi-family and mixed-use markets.

Along with Illinois and Texas, Summit Design + Build is also licensed to do work in Florida, North Carolina, Tennessee and Wisconsin.

About Summit Design + Build

Summit Design + Build, LLC is a provider of full-service general contracting, construction management and design/build construction services for the commercial, industrial and residential markets. Headquartered in Chicago’s Fulton Market and with regional offices in Tampa, Florida and Austin, Texas, Summit Design + Build has been involved in the design and construction of over 330 buildings and spaces totaling more than 7 million square feet over the firm’s 17-year history.

Design-Assist Construction

By Industry Insights

What is Design-Assist Construction?

New construction materials, tools, and techniques are fairly common, but what about delivery methods? Maybe you’ve heard of design-assist but want to learn more. Or maybe you’re just looking for a new approach to keep your next project on budget and on schedule. Either way, our breakdown of the design-assist process is here to help.

What is Design-Assist Construction?

Design-assist (DA) is a relatively new construction delivery method. It stands out because its focus is on bringing subcontractors into a project earlier than usual during the design phase. The goal of design-assist is to create a more solid design plan to reduce the time and money spent on a project. By leveraging the specific expertise of subcontractors during the design process, the project is also likely to result in a higher-quality end product.

The design-assist method allows the General Contractor to bring in critical trades such as mechanical, electrical and plumbing sub-contractors to weigh in on construction plans, in an effort to establish a credible budget from the beginning. The input from these specialists can better inform the choices of architects, engineers and construction managers to, in turn, make design decisions that will help construction to run more smoothly. This approach also helps keep the project on budget and on schedule and resolves design disputes while ideas are still “on paper” before ground is broken.

DA can improve design efficiency, cost management, speed to market, and constructability for nearly any construction project. With supply chain issues in the market, DA is one of the best delivery systems because lead times of materials are contemplated all through the design process (conventional plan and spec bidding is not as affective in this market because of the long lead times of materials and the inability to procure early). Regardless of the size or type of the structure you can reap the benefits of a design-assist project in a majority of instances.

The Design-Assist Delivery Method

Now we’ve defined the goal of design-assist construction, you’re probably wondering what the delivery process looks like.

1. Start with the design

Though DA is different from traditional construction methods, both still begin with a client, a contractor and a designer. It’s up to those leading the project to determine at what point in the design process they want to bring subcontractors onboard. Some prefer to get some ideas on paper first, but it can also be a good approach for some projects to begin initial designs with specialists in place.

2. Selecting subcontractors

A common practice for the design-assist approach is to use best-value bidding when hiring subcontractors during the planning phase. In an ideal world, the subcontractors you hire to help with the designs will also take part in the construction. However, price points and relationships can shift.

By taking care to set up clear boundaries amongst the design-assist sub-trades you’ve selected, you can still entertain competitive bidding in the various categories. Perhaps offer a “last look” to the design-assist subcontractor as you evaluate their bid against the competing trade bids, this helps to maintain competition and provides the client with the best, most cost-effective solution.

3. Finishing designs and establishing cost

Once your key subcontractors are onboard, they can begin the process of sharing their expertise with the architects, engineers, and construction managers. This is a crucial step in the design-assist method. The decisions made here are best positioned to keep construction smooth, high-quality, on-budget, and on time. Pricing is derived on an iterative basis, generally defined as schematic design, design development, and construction documents. These intervals of design and pricing allow the team to monitor scope or budget creep and make required corrections to eliminate surprises generated at the final estimate.

Once the detailed designs are complete, you’re already ahead of the game compared to traditional construction projects. The costs and schedule laid out in your plans reflect the experience of each subcontractor on prior iterations to remove the guesswork and prevent future conflicts.

4. Start building

Once plans and teams are in place, construction is set up to start off on the right foot. Your subcontractors likely made suggestions and decisions in the design phase to help things move forward with minimal disruption. Maybe they suggested areas where prefabrication can save time and money. Perhaps they ironed out some complex areas of the design to prevent surprises on site. Whatever insights they were able to share, or whatever disputes they were able to resolve, you can be sure the design-assist process is likely to reward you with a better build and a high-quality structure.

Design-Assist vs. Traditional Construction

We’ve already touched on some differences between DA and traditional methods. Here are some other points to consider when comparing these approaches:

  • Better budgets and timelines: Traditional construction methods lend themselves to a bidding process where typically the lowest bidding contractor lands the project. If you’re thinking the design-assist method is more expensive since it requires hiring subcontractors earlier on to help advise, you should consider the time, resources and labor saved by having specialists weigh in on designs. Starting a project with a well-rounded design is likely to be exceptionally beneficial for everyone in the end. Don’t forget: you can still have open, competitive bidding to make sure that good pricing is still received.
  • Fewer redesigns: Subcontractors and vendors don’t get to see plans until construction is about to begin if you’re using a traditional approach. This means there’s a risk of misaligned priorities, MEP coordination or collision issues, or even oversights between the designs and the site. Design-assist is extremely likely to prevent time and money wasted by going back to the drawing board.

Design-Assist vs. Design-Build Construction

The design-build delivery method is another option. While very similar there is an important difference between it and the design-assist approach to consider.

  • Who’s in charge: In most design-build construction projects, the General Contractor holds most of the power to select architects, engineers and subcontractors. Design-assist keeps this power in the client’s hands. There isn’t necessarily a right or wrong approach it all depends on the client’s preferred involvement, comfort level and project specifications.

    • Lastly, the design-build method inherently puts liability for the project on the General Contractor. So not only does the comfort level of the client come into play, the contractor’s approach to risk can influence the project delivery as well.

Want to learn more about Design-Assist construction?

We’re ready to chat with you about the DA method and how it could work for your next project.

Important Safety Information When Constructing a Building

By Industry Insights

Important Safety Information When Constructing a Building

Commercial construction is a diverse industry. In commercial construction, there are many moving parts with various teams all working simultaneously on different components. It takes a lot of people with individualized skills to construct a beautiful building. However, with power tools, heavy materials, dangerous machinery, and so many people working in one place, safety must be the top priority to ensure that no accidents happen while on the construction site. It is important to take into consideration the below safety information while constructing a building.

Proper Procedure Depending on Building Type

The construction of every building is unique. This also means that proper safety procedures will depend on the building type. For instance, when building steel buildings, safety elements like temporary bracing, preplanning, and fall protection become vital.

Temporary bracing procedures prevent heavy steel beams from falling on crews while pre-planning procedures ensure that everyone knows where the crane will be moving those heavy beams so no one is in the path. Fall protection is important on all structures, but steel buildings are often tall making it even more essential. Always double-check you are wearing the proper fall protection equipment and using it correctly depending on the building type.

Always consider the building type when reviewing safety procedures and wear the necessary personal protection equipment.

Frequent Communication

Communication is an essential element when it comes to building construction safety. Many accidents can be prevented with extra communication. For example, when heavy materials are moving around on-site, everyone should know about it.

Details about what every team is doing every day should be shared with all crews so everyone can do their part to ensure a safe worksite. Many times, this is done with a daily meeting with leadership. Crews should pay attention and give detailed reports of their plans every day during this meeting.

Additionally, you have probably heard the term “if you see something, say something”. This applies to safety when constructing a building, too. If you see that a required inspection has not been done on a piece of equipment, it should be reported. If you see someone not following safety procedures, that should be reported as well. You may not want to get involved, but providing that communication with leadership is what keeps everyone safe.

Location of Fire Protection System

Installation of wiring, using gas and electric powered tools and machinery, and the prevalence of flammable materials pose a fire risk at every building construction site. Always ensure that you know the location of fire protection systems. The building may have a passive fire protection system already installed. If so, you should always know the location and how it works. Additionally, crews should be up to date on where fire extinguishers and evacuation routes are located.

Documentation is Your Friend

On a safe construction site, there should be a lot of documentation. Documentation helps maintain a safe worksite by proving proper inspections, meetings, and planning were done. If you happen to complete an inspection or host a meeting, you should document everything that was done and by who so that the next person and the person after that knows. 

Documentation also aids in creating new safety procedures because you can look and see what may have caused an unfortunate accident such as a missed inspection, a meeting that never happened, and more.

Always check the documentation on the machinery, equipment, and tools that you are using to ensure that they are safe to be working with as well. If your intended equipment has not had a required inspection, bring it to the attention of leadership and do not use it until it has passed the requirements. Small details like this can impede efficiency and be annoying, but safety should always come first. Paying attention to documentation, keeping up with it, and being detailed in your documentation can prevent accidents and provide insight if any occur.

Ensure Worksite Installation Codes

Not only should you be knowledgeable on safety codes, but you should also keep up with the proper installation of the elements you are working with. For instance, if you are installing industrial radiant heating systems while constructing a building, you should review the safety and installation codes of those specific industrial radiant heating systems.

The same applies to electrical work, plumbing, finishers, crane operators, and every specialized skill at the worksite. Reviewing installation procedures and product-specific safety guides is just as necessary as having a good working knowledge of general safety procedures.

The Bottom Line

Safety must always be of the utmost importance when constructing a building. Construction crews should regularly review safety information, keep in constant communication with leadership regarding safety, and uphold any and all safety precautions no matter how small. Accidents while constructing a building can be prevented by having diligent safety procedures and implementing them effectively.

Guest Blogger: Natalie Akins is an editor for the Innovative Building Materials blog and a content writer for the building materials industry. She is focused on helping fellow homeowners, contractors, and architects discover materials and methods of construction that save money, improve energy efficiency, and increase property value.

Multifamily Construction Costs: An Investor Guide

By Industry Insights

Multifamily Construction Costs: An Investor Guide

Construction costs are the major expenses that investors in multifamily apartments consider. Recently, these costs have been increasing, making developers lose interest in the market. Because of this hike in construction costs, investors seek to know the expenses involved. Doing so will help them make budgets accordingly.

Despite the hike in construction costs for multifamily apartments, it is still a lucrative business for investors. That is because over one-third of all households reside in apartment buildings so the demand is high.

Whether you want to invest passively or actively in multifamily properties, it is necessary to understand the construction costs. Although it varies from one area to another, we recommend that you know the national and local average for every category. Doing so will protect you from overspending on any aspect of the construction.

What is causing the hike in construction costs?

The major reason for the hike in multifamily construction costs is regulatory compliance. According to the National Multifamily Housing Council (NMHC), this alone will consume 32% of the total cost.

Another aspect of construction costs that is also increasing is the cost of building materials. The cost of building materials has increased by over 7.4%. Tariffs for imported items and labor costs are also among the reasons for the hike in construction costs.

Where your money goes when constructing a multifamily apartment

There are three essential aspects that you need to consider when budgeting for your multifamily apartment. They include:

Land cost

The cost of land is the first large expense that you will notice. Depending on the location, it can gulp between 10 % to 20 % of the overall budget. If you want to situate your multifamily apartment in an urban area, the cost of acquiring land will be more than that of a rural area.

Hard costs

Hard costs involve expenses on labor, building materials, engineering, contractors, and subcontractors. These will account for about 50 % to 70 % of the overall budget. From this, you will notice that hard costs consume the dominant part of the budget.

Soft costs

Soft costs include legal fees, permit fees, architectural fees, construction loan interest, interior design fees, and other supplementary expenses. All these will take about 20 to 30 % of the total budget.

Most times, developers handle the construction of apartments for a fee. They do not provide the capital. However, they can partner with investors who will finance the construction. The fees for developers are about 5% of the hard and soft costs, but this may vary. Developers can charge an additional 1-2% of the purchase price as an acquisition fee if they also acquired the land.

A breakdown of the cost and the roles

Architect’s fees and contractor’s bids are the highest costs you will notice in your multifamily construction costs. Among the hard costs, the contractor’s fee is the highest. Also, the architect’s fee is the highest among all the soft costs.

The contractor’s fee is high because they play a crucial role. The duties of contractors include:

  • Assist in processing all the necessary permits
  • Source for authentic construction materials
  • Select, hire, and supervise subcontractors in different aspects
  • Execute the project according to budget and schedule
  • Clean up the site after finishing the construction

The architect’s fee is also high because they perform the following duties:

  • Help figure out the project’s scope
  • Create a schematic design of the building plans
  • Create an initial budget
  • Complete the paperwork and decide on the necessary materials needed
  • Oversee the hiring process and assist the investors in reviewing bids and select the contractor
  • Work with planning agencies and structural engineers
  • Act as a project manager for the smooth execution of the project

Additional aspects you should consider

Providing specific prices for construction costs may be difficult because the expenses will vary depending on the materials, sizes, and location. Neighborhoods with a housing boom will have higher prices.

Before constructing a multi-family apartment, study the vital statistics in the area. These include rents, vacancy rates, and competitors.

Remember the 2% rule in real estate. It means that the rent for the rental property should be equal to 2% of the entire expenses.

It is not a requirement that you must possess a real estate license before owning a multi-family apartment building. However, it is essential to have a manager that will supervise the property. It is much easier than being a DIY landlord.

The Bottom Line

It is essential to understand the construction cost of multifamily apartments. Doing so will help you to plan and execute your project effectively. Whether you want to invest passively or actively in multifamily apartments, we recommend that you always employ the services of professionals who can guide you throughout the process.

Are you considering a Multifamily construction project?

Give our multifamily construction experts a call. We are happy to help guide you through the process, walk a prospective property or give an initial construction budget.