Understanding Design Bid Build | Part I
This two part guide is designed to help business owners planning to work with an architect for the first time.
It’s important to note that while most design firms will follow their own established guidelines when working on a Design – Bid – Build project this article provides a good understanding of what to expect.
Some Important Definitions before we begin
Architect: An architect is a person trained and licensed to plan, design, and oversee the construction of buildings. Most jurisdiction in the US will require you hire either a licensed architect or engineer for a commercial project.
General Contractor: The general contractor is employed by the owner typically after the design team has issued a set of drawings and specifications for bid. The architect can help the owner in reviewing contractor bids.
Design-Bid-Build: is a project delivery method in which the owner contracts with separate entities for both the design and construction of a project. This means that while the architect and general contractor have separate contracts with the owner they must still work together in order to complete the project.
- Design Phase: For building projects, the architect will work with the owner to identify the owners needs, develop a written program documenting those needs and then produce a conceptual or schematic design. This early design is then developed, and the architect will usually bring in other professionals including mechanical, electrical, and plumbing engineers (MEP engineers), a fire engineer, structural engineer, sometimes a civil engineer and often a landscape architect to complete documents (drawings and specifications).
- Bid Phase: The various general contractors bidding on the project obtain copies of the contract documents, and then put them out to multiple subcontractors for bids on sub-components of the project.
- Build Phase: After the project has been awarded, the construction documents may be updated to incorporate addenda or changes and they are issued for construction. The necessary approvals must be achieved from all jurisdictional authorities for the construction process to begin.
Process:
When planning to work with an architect for the first time it is important to understand their process. While many firms are unique in their process and final delivery most will follow a similar set of steps when working with clients on commercial projects. Below are a series of steps that you can expect to encounter when working with an architect for the first time on a Design-Bid-Build project.
During the project you will encounter several phases:
Pre-Design
At this step in the process many clients have considered their general requirements and vision of the new space or building. These lists of requirements become part of the projects program. When you meet with an architect be sure to share with them your programmatic needs. Many firms can also assist you in developing your program if needed.
Some important items to consider during Pre-Design are:
- What are your design and spatial objectives?
- Does the project require a survey?
- Do you have any special equipment?
- What is the project schedule and budget?
- How will the neighborhood respond to my project?
Schematic Design (SD)
During the schematic design phase the design team will work with you to translate your programmatic needs and project goals into several conceptual designs. During this time the architect will typically perform a feasibility study as well as a zoning and building code analysis.
Questions to ask during Schematic Design:
- How does the design team work with me to conceptualize my program?
- When is the right time to bring in a cost estimator?
- What is the best way to document design alternatives?
- Can the architect prepare documents to present to the community?
What to expect from the team at the end of the phase:
- 2-3 Concepts that may include color renderings of the site plan, floor plans & elevations
- Building Code and Zoning Analysis
- In some cases the design firm may also provide an initial cost estimate.
Design Development (DD)
The next round of design occurs when a general concept has been approved and important items such as the building form and plans are approved by the owner. The design team will then finalize the design and will begin to incorporate the help of additional consultants such as engineers. .
Questions to ask during Design Development:
- What role do the consultants play during Design Development?
- Can the Design Development submittal be used as a permit set?
- What does it mean to skip Design Development?
- How much of the design can be changed after Design Development?
What to expect from your design team during Design Development:
- Material Studies, Finish Plans & Furniture Plans
- Building wall Types
- Millwork elevations & sections
- Detailed Plans and elevations
- Engineering and other consultants drawings
That’s all for Part I of Understanding Design-Bid-Build. Check back in for Part II where we discuss Contract Documents and how your architect will work with you and the builder during construction.
Thanks!
PARALINE 