Why Design-Build Has Become The Best Construction Delivery Method Dakota Beverage

Using the Design-Build Process Can Effectively:

• simplify construction drawings • reduce change requests • reduce total design time • eliminate last-minute surprises • encourage communication and collaboration • create more accountability • allow for cost efficient alternatives • allow for easy customization to actual site conditions • speed up project completion • optimize innovation and quality • create a more streamlined process Understanding the Design-Build Process The design-build process is a often overlap. Other construction Though cost is an important popular and successful approach methods often consist of several factor to consider, it is not (nor to commercial construction steps, which are typically should it be) the only factor that projects that is used nationwide performed by separate entities, influences the final decision. and around the world to deliver and upon completion of the last, While it may be tempting for high quality commercial projects, whereas the design-build process owners to choose the lowest price, including office buildings, storage is much more fluid. Each member a smart owner will understand the facilities, religious organizations, of the design-build team works value of working with a qualified sports arenas, transportation together during each step of the design-builder, and will often systems, and more. To fully process to help move things along choose based primarily on the understand the advantages of the more quickly, and more smoothly. experience and skills the design- design-build process over other The basic steps include: builder offers. methods, as well as how these advantages can lead to better Design-Build Team Understanding the value of the project delivery, we need to dive Selection design-build method is beneficial into the philosophy and strategy The first step of the design- to everyone involved—designers, behind it. 1build process is for the owner contractors and owners—since to choose a design-build team. designers and contractors can The 5 Phases of the Owners carefully vet potential compete based on their skill level, Design-Build Process candidates, and often choose the and owners can expect to receive There are essentially five phases contractor-architect team with the a better quality project, from start involved in the design-build most design-build experience and to finish. Often times, the design- process, and while this may the team that best understands builder selection process overlaps sound like a lot of steps for a the company’s vision, needs and with the next phase, the pre- simplified process, it’s important budget. construction phase, as the design- to understand that the phases builder team selected will likely

COMPARISON OF CONSTRUCTION DELIVERY METHODS The design/build approach replaces the traditional method of awarding separate contracts for design and TRADITIONAL PROJECT DELIVERY construction. The contractor, designers,

Cost Possible Re-Design subcontractors and owner work Established together as one to build a project that meets or exceeds the owner’s PRELIMINARY DETAIL BID CONSTRUCTION DRAWINGS DRAWINGS expectations. Team members focus on solving problems together rather than placing blame.

What Are Design-Build’s Advantages? • Early cost input from the contractor DESIGN-BUILD PROJECT DELIVERY • A guaranteed maximum price 20% savings • Time is saved by compressing schedule PRELIMINARY DETAIL CONSTRUCTION DRAWINGS DRAWINGS over traditional • Eliminates change orders method • Design and contractor fees are kept to a minimum

CostCoost • Legal fees are kept to a minimum Established • Owner can occupy the facility earlier have already done a significant engineers, contractors and other phase. From here, all project amount of research and analysis consultants will work together team members will work of the building site. to assess current structures, together to develop the best electrical systems, and more, in possible design to help the Pre-Construction order to determine what needs project succeed. Though it may seem like to be done before construction a short phase, the pre- can begin. These assessments The design-build team will 2construction step is just as allow for a thorough analysis assess areas for cost savings important, if not more so, than of the construction site, which and optimized productivity, any other part of the process. helps the design-build team to while also meeting functional Attention to detail during this maximize efficiency throughout requirements and style phase is critical, as this is when the project. preferences. The overall project the design-builder will learn vision is established during about the owner’s business, Architectural Design this phase, and preliminary including its goals, challenges, Once the project drawings are presented to the budget, and overall vision parameters have been owner. Pricing estimates can be for the project. It’s a time for 3clearly defined, including the established during this phase asking as many questions as timeline, budget and location, as well, and a Guaranteed necessary, so as to get a solid the architectural design phase Maximum Price (GMP) is picture of what is expected to can begin. At this point, some provided to the owner. be delivered. of the initial design strategy work may have already begun In addition, the project During this phase, architects, during the pre-construction schedule is set, and initial

Benefits of the Design-Build Process By simplifying the process, the design-build method has various advantages to the traditional design-bid-build method. To begin, the estimated cost of the project is established very early on in the process, which eliminates the risk of going over budget later on during construction. The design-build process allows for more simplified project management, since all team members are working together under a single contract.

Perhaps one of the most beneficial aspects of using the design-build method is the speed at which projects can be completed. By simplifying every part of the process—from the design-build team selection, to the design process, to construction—the entire project can be more efficiently managed and completed much faster than with the design-bid-build method. And, because the project can be completed faster, the building can be occupied sooner, and used for its intended purpose.

In addition, there is significant potential for costs savings to occur throughout the project. Fewer design changes and mistakes are made due to miscommunication. An increase in collaboration enables customization and innovation, which results in less time and fewer materials being wasted at each stage of the project. The result is often a smoother, better quality deliverable, with no surprises, ultimately resulting in higher customer satisfaction.

The design-build process also allows design-build teams to produce a repeatable project plan, which can be altered slightly for additional projects for the same client, or they can be customized to meet other client projects. This can be beneficial to both design-build teams, and owners. Sanford Fieldhouse Plains Commerce Bank building drawings are presented during this phase Construction of the project. All expectations for the project are If the design-build team has not already begun established at this point, and the project can begin initial construction during the design phase, upon agreement. Since the designer and contractor 4then it can begin immediately after. However, it is are working under the same roof, there are no common during design-build projects for there to be additional bids to be set, and the project can begin some overlap between the design and construction even more quickly. phase, which can speed up the project considerably. Communication is simplified throughout the COMPARISON OF CONTRACTUAL RELATIONSHIPS construction process, as there is typically just one TRADITIONAL PROJECT DELIVERY point of contact for the project. Accountability is also established, as all workers are on the same team, DESIGNER SUBS moving toward the same goals and deadlines, and OWNER therefore any issues or concerns are often quickly CONTRACTOR SUBS and efficiently resolved.

Owner must manage two separate contracts; owner becomes the middleman, settling disputes between the designer and the Post-construction contractor. Designer and contractor can easily blame one another for cost overruns and other problems. Upon completion of the project, the design- VS build team typically provides an overview of DESIGN-BUILD PROJECT DELIVERY 5the project deliverables, as well as various training materials, such as instructional videos, documented CONTRACTOROWNER DESIGN-BUILDCONTRACTOR SUBS TEAM procedures, and in-person training presentations for

Owner manages only one contract with a single point of applicable personnel. Because all of the work is done responsibility; designer and contractor are on the same team, providing unified recommendations. Changes are addressed by a single entity, the post-construction process by the design-build team and not used as excuses. The design-build team manages all subs and consultants. is often much more streamlined than when the designers and contractors are working separately.

Interested In Learning More About Design-Build? We would be happy to speak with you about your ideas and how Fiegen Construction and the design-build process can help you build you a better project. Contact us today.

“Sanford conducted a design-build selection process, and Fiegen was selected based upon the quality of their proposed design, their proposed schedule, and their guaranteed maximum price. Sanford is very happy with the result…a quality project, on 3712 S. Western Ave. Suite 200 time and on budget!” Sioux Falls, SD 57105 T 605.335.6000 —Bob Winkels F 605.335.3346 Vice President of Design and Construction www.fiegenconstruction.com Sanford Health [email protected]