Understanding the Design-Build Process

We believe that the traditional construction processes in use today inadvertently separate owners, designers, architects and builders in ways that are counter productive, play “one against the other” and encourage an atmosphere of distrust and poor communication, which frequently results in poor quality and higher costs. The construction process itself has become the prime contributor to the low levels of quality and high costs experienced in the building industry today. Recognizing this fact, we have adopted and offer to you a more advanced process called Design-Build, which brings all parties together in a more efficient and cooperative spirit of partnership which will provide you with the following benefits:

  • Lower total cost to design and build your residence.
  • By sharing the architect’s and builder’s technical and field experience during the design phase a more cost-effective design is generated.
  • Early price testing of concepts prevents costly design changes after construction documents are complete.
  • A guaranteed maximum price is arrived at early in the design phase (before construction documents are complete) which insures you that your residence can be built as designed for a price that is within your budget.
  • You can occupy your residence sooner, since the Design-Build process is shorter than traditional construction methods. Earlier occupancy will lower your project carrying costs, and enable you to begin enjoying your new residence sooner.
  • Since you, the architect and the builder, acting as a team, jointly develop your requirements at the start of the project, all parties develop a sense of ownership for the project, greatly improving its chances of success.
  • Responsibility for the design, construction and satisfactory completion of your project is assigned to one organization, reducing “finger pointing” and communication problems that result in poor quality, expensive rework and delays.
  • Closer association and coordination between all of the parties involved results in a quicker response to design and construction issues that may arise.

For your residence, the Design-Build process would be divided into four phases, and proceed as follows:

Phase 1 Data Gathering Site Selection:

In this Phase the project requirements are established in terms of your personal needs, overall living objectives and constraints are identified through focus meetings held with our Design-Build team. This information becomes the basic framework for decision making throughout the course of the project. The Design-Build team will analyze various site alternatives and municipal code requirements, make recommendations and assist you in the site selection decision. The phase culminates with agreement on a site, overall requirements and a construction budget.

Duration of phase 1: 1-3 weeks

Phase 2 Concept / Schematic Design:

Preliminary designs are now developed, reviewed and agreed to in relation to the project requirements. The Design-Build team is responsible for suggesting alternatives that keep the project within budget. Upon successful completion of the Phase, a guaranteed maximum price will be agreed to and the following documentation will form the basis of the agreement between the owners and the Design-Build team:

  • Preliminary site plan
  • Preliminary floor plans for each level
  • Elevation drawings
  • Building sections / structural system selection
  • An outline specification
  • A statistical summary of the design area and other characteristics in comparison to the requirements.
  • Conformation of all program requirements
  • Determination of building materials
  • Mechanical, electrical, & plumbing systems (M.E.P.S.) designation and selection
  • Initiation of building code review
  • A zoning review

Duration of phase 2: 3-6 weeks

Phase 3 Design Development/Construction Documents:

The objective of this Phase is to specifically define and describe all important aspects of the project with products similar to those planned in Phase 2. The construction documents, which are developed, fix and describe the size and character of the residence to a level, which will allow construction to begin. Upon completion of the Phase the owners and design team must agree that the quality and quantities of materials documented in the construction documents conform to the design concept described in Phase 2. Should changes in the scope of the design be agreed to, the maximum guaranteed price would be adjusted accordingly. Upon completion of the phase the following construction documents shall be issued and a construction agreement signed:

  • Floor layout
  • Elevations
  • M.E.P.S.
  • Structural drawings
  • Specifications
  • Partition plan
  • Millwork plan
  • Floor/Wall finish plan
  • Reflected ceiling plan
  • Interior elevations

Only when the Design-Build team is satisfied that the design, the plans, and the construction specifications reflect the Phase 2 conceptual estimate and data contained in the outline specifications, will this Phase be considered complete, shown to the client for approval and released for construction.

Duration of phase 3: 3-6 weeks

Phase 4 Construction:

The Design-Build team now executes all the customary building services performed by the architect and builder. The team is totally responsible for execution of the project. (At owner’s option this phase may begin during phase 3 if a “fast track” building cycle is desired.)

Duration of phase 4: 26-40 weeks

Duration total project: 33-55 week