Design-Build is a term that is thrown around like a broken hammer on the jobsite of a wood-framed house. But do we know exactly what it is? Well no, we don't know exactly what it is, because it's tough to really define anything these days, but there is certainly a common theme among projects that are classified as design build.
Typically when an owner of land or property wants to build on it, they hire an architect who then begins design of the project. At the completion of this long and laborious design phase the job is put out to bid and the lowest price is selected and awarded the job. However, in a design-build contract the designer and builder are one entity. This is the fundamental characteristic of design-build projects. If there is one contract between the owner and the a design-build team, it is a design-build project - bottom line.
This does not mean that architects and contractors need to be working for the same company, because the contractor can hire the designer or vice-versa and this is still considered a design build project.
The design-build method of project delivery foster much more collaboration among team members than the traditional design-bid-build method. Architects may not be as in-tune with construction costs as contractors are and a lack of contractor involvement in the design of a project can lead to costs far exceeding expectations which may then require a literal "back to the drawing board" situation.
The design-build dynamic can also be achieved in a non-design build format which is the project delivery method in which I have been most involved. It entails a negotiated contract with a general contractor and a fast-track design process. So the architect will design a portion of the project and the general contract will be bought out in pieces as design is submitted. This overlap of design and construction produces a very compact schedule which can get a project on-line faster. However, the jobsite becomes a chaotic mess if designers, contractors, and drawings flying through the air like a ticker-tape parade. Sometimes even the architect doesn't know what is supposed to be built.
Design build, if done properly, can significantly improve the schedule of a project and through this collaboration can contribute to better understanding between designers, owners, and contractors. While it can get chaotic, it's certainly worth a try.
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And then there are the amateur designer-builders such as my partner Jim and myself. Without ever having even slept in a mud house and with only enough specs to get a permit, we hired an adhoc construction crew and tore an old adobe apart.
ReplyDeleteAfter two years of surprises and delays, we accomplished our goal. And learned along the way how little homeowners understand about the process. When they said, "Aren't you lucky to live in such a beautiful house," we just gritted our teeth. We also learned we were not as clever as we thought. It took one spec stick house to convince us we were not builders.
Details in my book, "Santa Fe Dreamhouse, Encounters in the Land of Enchantment."
That must have been quite an experience - sounds pretty cool. Those mud houses must stay nice and cool in the summer.
ReplyDeleteThe problem with much of what is in the Market thats touted and sold as "design Build" is that it is just a disparate group of companies that decided to throw in together to go after XYZ project because the RFP was issued as design build. If your lucky they meet once a week or so and have a few phone calls in between, and maybe get the job started early during civil while design is still in process. There still usually remains a huge disconnect between builder - architect and engineer, and there are still walls up and lack of respect between the entities who all thinks the others are idiots.
ReplyDeleteIn our company of @ 100 people, were about evenly split between the three groups A-E-C and on a Design Build job we meet constantly from Pre-Con thru prePlan and thru design, usually with Estimating forcing Architects to maintain design to cost, The Field guys reviewing constructibility issues and all the while, A&E pushing to design something that is still funactional and attractive. Plus, as we work together every day, all the time we've actually grown to respect and listen to each other!
If a client cannot call an office and hold on for a couple of minutes while you assemble your design/build team for a sudden conference call , or better yet, show up and ask for a meeeting, your not getting true design build, your just getting a team who decided to try and go get a job together. Never forget, job stands for Just Over Broke!