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| Design/Bid/Build Negotiated Contract Design/Build Construction Management | ||
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Design/Build Turnkey | |
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Design-Build is the fastest growing project delivery method in America today. This trend has increased its
market share from 25% in 1995 to 35% in 1999. In this method, the contractor/architect team is selected
before the design process begins. The design process still includes abbreviated elements of building
programming, schematic design, design development and construction documents. This method allows
the owner to work directly with the general contractor as a single source of responsibility. Design
development using value engineering and constructability are done up front. Once a budget is quickly
established the project can proceed in a “fast track” mode. General conditions, site development, excavation
and foundation work can start before the rest of the project is awarded to other vendors. The G.C. will also
self-perform in the areas he is qualified.
The chosen architect will be from the general contractors office (in-house design/build) or will be contracted from another office (Consultancy Design-Build). In either case the architect will have minimal on-site responsibilities. The contractor’s involvement with the project begins with the award of the design/build contract and concludes at the end of the warranty period. |
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| Advantages | ||
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Abbreviating the design process increases the speed |
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of construction delivery. |
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The Owner's up front costs are reduced by the limited |
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scope of the architect’s fees. |
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Single source general contractor responsibility. |
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Cost effectiveness. |
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Knowledge of design firm up front. |
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Contract documents can be less detailed. |
| Issues and Disadvantages | ||
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For design/build arrangements to function effectively the |
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owner must provide a clear statement of project scope and requirements. |
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The owner and contractor must establish a good working |
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relationship. |
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The design/build contractor must be reputable, skilled and |
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ethical. |
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The Design\Build Method is Most Suited for Projects Where: |  |
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The owner desires fast project delivery method due to weather, speedy revenue generation, | |
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or other issues regarding time constraints. | |
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Private enterprise or speculative building/leasing is the owner’s or land developer’s goal. | |
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Architectural design and aesthetics are not a high priority with the building owner. (This can be | |
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a priority but more time is required for design and construction) | |
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