Design-build is a project delivery method used in full-service general contracting construction where a single entity (a design-build firm) handles both the design and construction phases of a project.
Unlike the traditional design-bid-build method, the design-build approach permits a streamlined process, including analysis of different idea solutions and concept designs incorporating information on availability and potential new technology that can be sorted out prior to the final design being completed with respect to costs, timing and performance.
Key Features of Design-Build
1. Single Point of Responsibility
A design-build firm, like Peak, is responsible for both managing the design partner and constructing the project. This means the client has one point of contact, which simplifies communication, accountability, and overall project management.
2. Collaboration Between Design and Construction Teams
Since the same company manages and deploys both design and construction, there’s a closer collaboration amongst the client, architects, engineers, and construction professionals. This typically results in better coordination and fewer design errors or conflicts that could arise during construction.
3. Faster Project Delivery
Because design and construction can overlap, the project can be completed more quickly than with traditional methods. The design phase and the construction phase can run concurrently rather than sequentially.
4. Cost Efficiency
Design-build can often reduce costs because the design and construction teams work together early in the project, potentially identifying cost-saving measures and value-add solutions to avoid costly changes during construction.
5. Streamlined Communication
With one point of contact, there’s less chance of miscommunication or misunderstandings among the client, designers, and contractors. Expectations and goals are established and implemented early on, with periodic confirmation of their alignment throughout the process to facilitate the project’s success.
Advantages of Design-Build
- Faster completion: The overlapping of design and construction phases reduces project timelines.
- Cost control: It can be easier to maintain a budget and provide value-add solutions, as the design-build team works together to control costs and mitigate challenges.
- Increased accountability: The single entity is responsible for both the design (or design partner) and execution, making it clearer who to turn to for any issues.
- Improved quality: Close collaboration can lead to better overall design solutions and fewer construction errors.
Challenges of Design-Build
- Less design flexibility: Some clients might feel that giving control of both design and construction to one entity limits their input during the process.
While this is an understandable concern, it’s important to understand the specific process the design-builder will follow to bring the client’s goals and vision to fruition.
Because design-build is a common delivery method, different firms may use different processes for shared information and decision-making. Without a fully transparent approach—including clear options for each design decision (aesthetics, upfront cost, long-term maintenance, system performance, and reliability)—a project may meet minimum expectations without achieving the best possible outcome for the client.
What to look for:
- Clear choices and tradeoffs presented at each design decision
- Visibility into cost, schedule, and maintenance implications
- Ongoing check-ins to confirm alignment with client expectations
With the right design-build process, the client understands each decision throughout the project so the final outcome aligns with the goals established from the start.
- Risk of conflicts of interest: The design-build entity may prioritize things differently with respect to initial costs, aesthetics, or functional aspects of the design solution alternatives that are developed to meet the overall project goals and objectives.
The client should select a design-build contractor that enables full participation in design development and alternative solution discussions with all relevant design professionals.
Recommendations should include choices, alternatives, and the associated cost and time impacts so approvals can be made efficiently and on an informed basis. The best outcomes are achieved when the design-builder leads a transparent, fluent process that documents client-approved decisions and shows how each decision affects overall project goals.
The result: alignment across initial cost, aesthetics, functional design, and long-term maintenance—without surprises at the end of the project.
