What is Design-Build?

Design-build is a construction, or project, delivery method. In design-build, the Owner of the facility being constructed, selects a team formed of an architect and a contractor, more commonly know as a "design-builder".  The owner has a single contract with the design-build team, creating a single point of responsibility for the project and greatly reducing the chance of litigation and gives the Owner one place to go to resolve problems with the facility.

In Public Works contracting, the Owner will develop two phase competition to select the best design-build team to complete the work.  The two-phase selection process consists of a Request for Qualifications (RFQ) and then a Request for Proposal (RFP). 

In the RFQ phase, the owner will solicit as many statements of qualifications as they can from design-build teams interested in winning the job.  The owner has a jury which reviews the RFQ statements from the design-build teams and then shortlists 3-5 design-build teams to compete in the RFP phase of the competition.

In the RFP phase, each design-build team works collaboratively to budget and schedule the construction project at the same time the project is being designed.  The 3-5 design-build teams create individual schematic a designs based upon the Owner's program requirements and the Owner's performance specifications.  Each team will create a unique design.  At the end of the RFP competition phase the Owner's jury scores each teams' proposal.  The highest scoring proposal enters into negotiations with the Owner..  The design-build teams that were not selected receive an honoraria for competing to help pay for the cost of creating their proposal.

The collaboration between the architect and the contractor has proven to significantly reduce the cost of construction, length of time to complete the work and improve the quality of the facility and is a significant reason why Owner's are interested in utilizing this delivery method.

Design-build is a very different way of doing business.  In design-build, the Owner is required to participate in the project up front before the competition starts, this is time consuming at first, but once the team is selected, the Owner' s involvement is present, but not so intense. 

For architects and contractors, this is also a different way of doing business.  Industry is used to pointing fingers at each other when problems arise. In design-build, the architect and contractor jointly develop the project so they are equally responsible for the facility.

This is a relatively simplistic view of design-build, but perhaps a good introduction to those who have heard about design-build and are interested in learning more. 

At the discussion forums we are planning, information and education about the pros and cons design-build delivery method will be an important part of the sessions.