Design-Build Construction: Everything You Need to Know

Design-Build Construction Guide

What is Design-Build Construction?

Design-Build is a construction delivery method where the owner signs one contract for both architectural design services and physical construction. This approach simplifies collaboration, communication, and coordination.

In design-build construction, the architect and general contractor collaborate from project inception, offering unified recommendations tailored to the owner’s needs.

All team members address changes collectively, fostering innovative problem-solving without blame-shifting. Besides single-source contracting, the collaborative culture is equally vital.

Benefits of the Design-Build Approach

• Single Point of Contact: The owner has one point of contact (the general contractor) for questions and input.
• Minimizes Owner Risk: More risk falls on the design-build contractor, protecting owners from unexpected costs from design errors and construction delays.
• Single Contract: Simplifies project management and reduces the potential for conflicts.
• Emphasis on Collaboration: Increased early-stage collaboration between the general contractor and other team members leads to significant cost savings and a more efficient schedule.
• Unified Recommendations: General contractors and architects work as a team, providing unified and efficient recommendations.
• Reduction in Change Orders: Single-source responsibility minimizes costs and streamlines schedules.

Comparison with Traditional Construction Methods

• Design-Bid-Build: The owner hires the architect first to develop scope, program, and design, then the project goes out to bid to General Contractors. This separation can lead to siloed communication and costly change orders.
• Construction Management at Risk (CMAR): A construction manager oversees the project, but design and construction are still separate phases.
• Integrated Project Delivery (IPD): A collaborative approach involving shared risk and reward among all parties but can be complex to implement.

The Design-Build Process

Step-by-Step Guide:

1. Project Initiation: Define project goals, initial consultation, and create a detailed project brief.
2. Site Selection: Identify, analyze, evaluate, and secure the optimal site.
3. Project Conception/Feasibility: Conduct feasibility studies, develop a preliminary budget, assess risks, and seek client approval.
4. Team Selection: Issue RFQs, RFPs, evaluate proposals, and select the design-build team.
5. Project Planning/Preconstruction: Hold kickoff meetings, develop detailed plans, and create a risk management plan.
6. Design: Create schematic designs, develop detailed designs, update cost estimates, and prepare construction documents.
7. Construction: Mobilize the site, procure materials, execute construction, implement quality control, and conduct regular inspections.
8. Completion: Perform final inspections, create and address a punch list, conduct a client walkthrough, provide as-built documentation, and formally hand over the project.

Role of the Design-Build Team

The design-build team includes the building owner, general contractor/construction manager, architect, engineers, subcontractors, and suppliers working as a fully integrated team.

Challenges and Solutions in Design-Build

• Scope Creep: Mitigation through detailed initial planning and continuous stakeholder engagement.
• Communication and Coordination: Implementing integrated project management tools and regular coordination meetings.
• Design Quality Control: Establishing rigorous design review processes and early involvement of construction professionals.
• Risk Allocation: Clearly defined contracts that outline risk responsibilities.
• Budget Management: Continuous cost monitoring and flexible budgeting.
• Regulatory Compliance: Early and ongoing involvement of regulatory bodies.
• Quality Assurance: Stringent QA/QC processes.
• Subcontractor Management: Careful selection of subcontractors and clear communication.
• Client Involvement: Establishing clear roles and responsibilities for client interaction.
• Technology Integration: Adopting compatible and integrated software solutions.
• Schedule Management: Detailed scheduling with built-in flexibility.
• Contractual and Legal Issues: Engaging experienced legal counsel.
• Stakeholder Management: Regular stakeholder meetings and transparent communication.
• Sustainability and Environmental Concerns: Early integration of sustainability goals.

Design-Build vs. Traditional Construction Methods

• Design-Bid-Build: Unforeseen issues can derail schedules and budgets, whereas design-build’s collaboration uncovers these issues during the design phase.
• Construction Management at Risk: Provides some integration but lacks the single point of responsibility found in design-build.

When to Choose Design-Build Over Other Methods

Design-build is best for larger, more complex projects, offering predictable costs, faster construction, teamwork, total accountability, and fewer change orders. It’s particularly effective for manufacturing projects and projects with well-defined scopes.

Key Players in the Design-Build Process

• Owner: Creates vision and goals, selects the design-builder, and manages one contract.
• Design-Build General Contractor: Includes project executives, managers, engineers, and superintendents.
• Architects and Engineers: Develop designs and provide technical expertise.
• Subcontractors and Subconsultants: Provide specialized services and expertise.

Summit Design+Build Case Studies:

Method Project

Method’s 157,660 SF manufacturing facility in Chicago’s historic Pullman neighborhood utilized the design-build approach to integrate sustainable features such as a refurbished 230-foot wind turbine and a rooftop greenhouse. The collaborative team managed significant scope changes efficiently, maintaining the project’s schedule and LEED® Platinum status.

“Summit completed the project on time, on budget, and on strategy.”

– Jordan Martin, Method

EJ Basler

The renovation of an existing industrial warehouse involved selective demolition and the new construction of an addition. Effective communication, thorough pre-construction planning, and integrated project delivery were key success factors.

“Our newly constructed production machining facility is amazing; all of our employees are excited to come to work in the new space.”

– Dennis Basler, President, EJ Basler

Selecting the Right Design-Build Contractor

Questions to Ask Potential Firms

• What is your experience with similar projects?
• How do you manage project scope and changes?
• Can you provide references from previous clients?

Red Flags to Watch Out For

• Lack of experience with similar projects
• Poor communication or transparency
• Unclear project management processes

Future of Design-Build Construction

The future of design-build construction looks promising, with increasing adoption across various sectors. Advances in technology, such as Building Information Modeling (BIM), are enhancing the design-build process, making it more efficient and collaborative. Additionally, new infrastructure legislation is likely to increase the use of design-build for public projects.

Quotes from Summit Design + Build Professionals:

Alekhya Pujari, Project Manager: “The design-build method gives us a deeper understanding of your needs and expectations. When we are involved in the design process, we are always thinking about value engineering to meet the budget and schedule proactively. The process is seamless, and the results typically exceed expectations. Not to mention, you know we got it all covered this way!“

Prajit Hari, Project Engineer II: “The design-build approach meant we were involved in the project from the very beginning, back when it was just an ‘idea’. This helped us understand the client’s expectations a lot better and put us in a better spot to manage and ultimately deliver them. It’s a lot more involved than the traditional ‘design first-build later’ approach but at the same time, a lot more rewarding.“

Glenn Miles, Vice President of Project Management: “This integrated approach not only accelerates timelines and optimizes costs but also enhances the quality and innovation of our projects.“

Tony Denofrio, Vice President of Field Operations: “Design-build, as used by Summit, offers a streamlined and collaborative approach that combines design and construction into a single phase, promoting efficiency, cost savings, and improved project outcomes.“

Amber Autumn, Director of Business Development: “Design-build is not just a method; it’s a mindset. It’s about working together from the outset to align our goals, streamline our processes, and deliver exceptional results.“

Summit Design + Build’s Design-Build Methodology

Summit Design + Build approaches each project by breaking it down into smaller, manageable components. This method, akin to the approach used by design professionals, helps identify the needs and requirements of each subcomponent, ensuring the successful completion of the entire project.

1. The methodology begins with an initial consultation to understand the client’s vision, goals, budget, and timeline, followed by a thorough site evaluation.
2. Preliminary design concepts and a feasibility study ensure technical and financial viability. Detailed designs are refined, with comprehensive cost estimates and project scheduling.
3. Regulatory compliance is ensured before pre-construction planning, which includes resource allocation, subcontractor selection, and risk management.
4. During construction, daily activities are managed, quality control is maintained, and effective communication among all parties is ensured.
5. Upon project completion, final inspections are conducted, deficiencies addressed, client training provided, and the project handed over with all necessary documentation.
6. Post-construction, warranty services and maintenance plans are offered, and client feedback is gathered to continuously improve the process.

This integrated approach ensures efficiency, collaboration, and quality from start to finish.

Processes and Procedures for Cost-Effective and Efficient Solutions

• Document Control: Day-to-day documentation and project control via Procore project management software.
• Subcontractor Supervision: Ensuring quality and adherence to project specifications.
• Quality: Project sequencing, material delivery, and decision documentation.
• Scheduling: Master schedule development, construction phasing, and logistics.
• Constructability Review: Monitoring and reviewing contract documents.
• Procurement Plan: Subcontractor scope reviews, cost savings, and value engineering.

Design-Build FAQs

How Does the Design Process Work in Design-Build Construction?

The process starts with the client defining their needs, goals, and budget. The design-build team conducts a feasibility study, develops initial design concepts, and then detailed designs. Early contractor involvement ensures cost-effectiveness and constructability.

Are There Any Drawbacks or Limitations to Design-Build Construction?

While design-build offers many advantages, it may not be suitable for all projects. Potential drawbacks include less control for the owner over the design and the risk of less competitive pricing if not managed properly.

How Does Budgeting and Cost Control Work in Design-Build Construction?

Budgeting and cost control involve close collaboration between the design and construction teams. Early contractor involvement helps identify cost-saving opportunities and manage the budget effectively.

What Are the Typical Timelines for Completing a Design-Build Project?

Timelines vary depending on the project’s complexity and scope. Typically, pre-construction takes 1-3 months, design development 3-6 months, permitting 1-3 months, construction 6-18 months, and close-out 1 month.

Are There Any Specific Legal or Contractual Considerations in Design-Build Construction?

Design-build projects require specific legal and contractual considerations to ensure clarity and accountability. Contracts should clearly define the roles and responsibilities of the design-builder and outline the project’s scope, budget, and timeline to avoid disputes.