With a single contract for design and construction, the majority of responsibility for the completeness, accuracy and integration of the design and construction processes transfers to the design-build entity. This takes the owner out of the middle of conflicts, reducing risk and liability. In addition, the collaborative nature of design-build and the ability to coordinate and optimize the design and construction processes serves to maximize the quality and reliability of the design documents while minimizing conflicts during construction.
THE BENEFITS OF DESIGN-BUILD are evident for any construction project, whether it’s a new build or a renovation, but there are particular design-build advantages for retrofit projects. Facility renovations are almost always unique, one-off projects with individual challenges and conditions. Design-build allows the collective, collaborative team to think outside the box when unusual situations emerge and come up with new ideas to solve problems. In addition, the design team can get real-time input on the field conditions and constructability of a facility. This is an important advantage in older and historic structures where documentation of existing conditions is limited or non-existent. This input from the field can also assist the design team in determining the staging and logistics required for the project, enabling them to schedule these in advance.
Design-build accelerates the renovation process because construction can begin before the design work is completed. In a retrofit project, this means the designs related to infrastructure, such as electrical and other utilities, are completed first and this work commences while the next phase of design begins. As the construction and design work advance simultaneously, existing conditions are assessed in the field and the information is reported to the team ahead of the design, thus eliminating or reducing many alterations or changes to the completed design. As construction continues, designers specify and order finishing products, which are delivered in time for installation.
The design-build process also facilitates applying sustainable practices to a renovation project. With an integrated team, it is possible for construction and trade contractors to provide input on sustainable measures or systems to apply to a building. Often these contractors have specific understanding of sustainable materials that could be used in a particular project. They may also have creative ideas regarding the adaptive reuse of existing materials or building components.
DESIGN-BUILD CONTINUES to grow in acceptance as a viable method for construction and renovations in nonresidential buildings. Between 2005-13, the use of design-build increased 10 percent, according to the DBIA. Design-build has held steady as the project-delivery method of choice in 40 percent of non-residential construction projects for three years. Design-build has proven to be especially popular with large and complex projects valued at $10 million or more, according to the DBIA’s “Design-Build Project Delivery Market Share and Market Size Report”, which was prepared in 2014 by Norcross, Ga.-based Reed Construction Data and Norwell, Mass.-based RSMeans Consulting.
Building owners are embracing design-build to save money and time on construction projects. They also appreciate that complex projects are easier to manage if there’s a single point of responsibility, or, in the vernacular, “there is one throat to choke”. In addition to commercial property owners, municipalities and other government entities are learning they can save tax dollars and complete projects faster with design-build and they are loosening the reliance on design-bid-build that has predominated in this sector for decades.
The design-build project-delivery system is improving the construction and renovation process for property owners in the private and public sectors. Lower risk, combined with faster project delivery at a reduced cost are benefits few facility owners can resist. The ability for designers to anticipate field conditions by starting construction before completing their designs makes design-build particularly well suited to complicated building renovation and retrofit projects where unknown conditions can lead to expensive change orders. This is why design-build is becoming the construction method of choice for an increasing number of facility operators.
PHOTOS: C1S Group
Design-Build Pitfalls to Avoid
All construction projects are like minefields with hidden problems facility owners want to avoid, and this is true of design-build projects, as well. Here are a few challenges an owner using design-build for the first time may encounter:
- 1. Lack of checks and balances between the architect and contractor when one entity is “wearing both hats”
- 2. Accelerated process can limit the owner’s opportunity to compare different designs
- 3. Loss of control and reduced owner involvement in the design process
- 4. Danger of design-build becoming “build-design” if one side gets ahead of the other
- 5. Lack of project definition and scope prior to construction because the designs are not finalized until after construction had begun
Fortunately, one of the strengths of the design-build process is collaboration between all parties involved. Open and frank communication among constituencies will mitigate any of these possible problems and lead to a successful design-build renovation project.