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Design-Bid-Build vs. Design-Build: Which to Choose
September 6, 2022 • All, Projects
Design-Bid-Build vs. Design-Build
Two of the most popular ways to approach a construction project for public and private sector owners are by Design-Bid-Build (DBB) and Design-Build (DB). You may have heard of these terms before, but still might be unsure about which construction process is right for your project. While we can’t say one is better than the other, Schemmer can certainly help point to the pros and cons of Design-Bid-Build vs. Design-Build, and help you choose the method that will fit your project goals.
What is Design-Bid-Build?
The more traditional of the two, the Design-Bid-Build process is where the owner contracts separately with a designer and a general contractor. The design firm hired is expected to deliver 100 percent complete design documents before a contractor is brought on board.
The owner then has the contractor(s) bid from a defined project scope and a complete set of plans to perform the work. Designers and contractors have no contractual obligation to one another, and the owner takes on the risk associated with additional costs and delayed schedules due to changes in scope and/or design that often happen throughout Design-Bid-Build projects.
Design-Bid-Build Pros and Cons
DBB Pros
Competitive Pricing
The project scope and the design are established off the owner’s budget and then put out to contractors to competitively bid on the project. The owner is also able to pick the contractor’s bid, controlling how much or how little they spend.
Better Clarity
This method follows a sequential timeline. There is no overlap between design and construction. Also, roles are distinct, and defining responsibility is clear-cut.
Owner Involvement
The owner chooses their designer and contractor and has the ability to make personnel changes whenever they’d like without having to start over.
Design Team Involvement
Architects and engineers have a responsibility to create a design on behalf of the owner and assist them with bidding out the project. They’re also more involved in construction administration to make sure the construction aligns with the project’s goals and is built to specifications.
DBB Cons
Change Orders and Late Defined Budgets
When the designer and contractor are not collaborating early in the design process, the potential for budget and schedule inaccuracy is greater. Potential issues such as lack of material availability, equipment procurement delays, constructability issues with existing conditions, and construction trades labor shortages.
Longer Timelines
Being that there are two separate contracts, one with the design consultant and the other with the contractor, combined with the process of requesting proposals and bids, it will take longer. Another factor that could slow the process down is any request for design clarification or scope change during construction that may arise, causing the contractor to halt construction before clarification is made and the change is approved.
Communication Issues
Again, with there being two separate entities contracted with the owner and starting at different phases of the project, there is the potential for inconsistent communication and interpretation of the owner’s goals. Issues that could have been addressed with the designer and contractor working in tandem will not be seen until the design is complete and the contractor has started the work.
What is Design-Build?
If you go the DB route, a project owner hires a company to carry out both design and construction under a single contract. The single design-builder entity may have in-house architects and engineers. However, most often they team with another design consulting firm that specializes in the type of project to be constructed.
Design-Build projects are characterized by high levels of collaboration and input from architects, engineers, estimators, trades, and construction disciplines, and a single entity taking sole responsibility for adherence to the project budget and schedule.
Design-Build Pros and Cons
DB Pros
Consistent Budget
Costs are predictable. The DB entity can combine everything into a solid range at the pre-construction phase, which should be close to the final cost. Also, design and construction collaboration early and often which allows the team to voice concerns, identify issues, and share suggestions.
Faster Timelines
Since separate bids and proposals for construction and design won’t be a part of the process, there is no delay between the design phase and the building phase. Using one team collaborating from the beginning also streamlines decision-making. If desired, the project can be accelerated with early design packages that allow the contractor to begin construction while other parts of the building are being designed or bid. Even in projects where early packages are not required, a DB approach will reduce schedule risk by better control of the construction schedule.
Reduced Risk
By involving the DB entity throughout the design, the design and construction disciplines are contractually required to work together to complete a design that meets the owner’s needs within constructability and budget parameters. The DB entity bears the risk for the design completeness, which reduces the need for change orders.
Increased Control of Quality
By selecting a DB contractor up front, the owner decides whose qualifications will work best for their project vs. risking this by selecting a low bidder that might not have the experience for the owner’s type of project. DB projects allow the contractor to be part of the design process, enabling them to better understand what the owner’s needs and expectations are for the project. This enables DB contractors to increase project value through input into the building systems and the selection of the best sub-contractors for the project.
Communication
Tasks are easier to complete when the team is present at the same time, collaborating throughout the process.
DB Cons
Potential for Increased Cost Over DBB
There is no competitive bidding process, so the project owner is not able to select a contractor based solely on price. Most design-builders will not begin any detailed design of a project until they are officially hired, making it difficult to price out options for which design-build company to use. There is potential for increased construction cost versus hard bidding in the open market. This is due to the DB contractor putting emphasis on quality and selecting the best sub-contractors for the work.
Potential for a Bland Design that Lacks Creativity
Some DB companies have bareboned or spec design solutions they use and modify to fit the owner’s request. This is not always the case, but the chances of getting a design that is not as personalized are higher.
Potential for Less Owner Involvement
The project owner could be less involved than they would be with DBB during the construction phase. Once the project gets going, the owner will be consulted on more of an as-needed basis with the design-builder making most decisions. However, this could be a pro versus a con if the owner wants less involvement during the construction phase of the project.
Design-Bid-Build vs. Design-Build: Factors To Consider
- Owner’s capacity and technical capability to closely manage the process
- Individual project drivers such as budget and schedule
- Sensitivity to the cost and schedule escalations in a volatile construction environment
- Degree of comfort with taking on project risk
Consult with an Expert Before Choosing Your Project Delivery Method:
Schemmer is well-versed in both Design-Bid-Build and Design-Build delivery methods and does not favor one over the other. Therefore, when it comes time to determine what method is best suited for your project, consult with us and we can provide you with an unbiased opinion on Design-Bid-Build vs. Design-Build.
Design with Purpose. Build with Confidence.
Schemmer is a full-service architecture, engineering, and construction field services, consultant. Providing responsible solutions for complex design and construction-related challenges.
Founded in 1959, we are grounded in our past but remain fully committed to the future. Located in three States and six offices throughout the Midwest, Schemmer is providing services to clients from coast-to-coast and border-to-border across the United States.
Schemmer’s services include:
Design-Bid-Build vs. Design-Build
Two of the most popular ways to approach a construction project for public and private sector owners are by Design-Bid-Build (DBB) and Design-Build (DB). You may have heard of these terms before, but still might be unsure about which construction process is right for your project. While we can’t say one is better than the other, Schemmer can certainly help point to the pros and cons of Design-Bid-Build vs. Design-Build, and help you choose the method that will fit your project goals.
What is Design-Bid-Build?
The more traditional of the two, the Design-Bid-Build process is where the owner contracts separately with a designer and a general contractor. The design firm hired is expected to deliver 100 percent complete design documents before a contractor is brought on board.
The owner then has the contractor(s) bid from a defined project scope and a complete set of plans to perform the work. Designers and contractors have no contractual obligation to one another, and the owner takes on the risk associated with additional costs and delayed schedules due to changes in scope and/or design that often happen throughout Design-Bid-Build projects.
Design-Bid-Build Pros and Cons
DBB Pros
Competitive Pricing
The project scope and the design are established off the owner’s budget and then put out to contractors to competitively bid on the project. The owner is also able to pick the contractor’s bid, controlling how much or how little they spend.
Better Clarity
This method follows a sequential timeline. There is no overlap between design and construction. Also, roles are distinct, and defining responsibility is clear-cut.
Owner Involvement
The owner chooses their designer and contractor and has the ability to make personnel changes whenever they’d like without having to start over.
Design Team Involvement
Architects and engineers have a responsibility to create a design on behalf of the owner and assist them with bidding out the project. They’re also more involved in construction administration to make sure the construction aligns with the project’s goals and is built to specifications.
DBB Cons
Change Orders and Late Defined Budgets
When the designer and contractor are not collaborating early in the design process, the potential for budget and schedule inaccuracy is greater. Potential issues such as lack of material availability, equipment procurement delays, constructability issues with existing conditions, and construction trades labor shortages.
Longer Timelines
Being that there are two separate contracts, one with the design consultant and the other with the contractor, combined with the process of requesting proposals and bids, it will take longer. Another factor that could slow the process down is any request for design clarification or scope change during construction that may arise, causing the contractor to halt construction before clarification is made and the change is approved.
Communication Issues
Again, with there being two separate entities contracted with the owner and starting at different phases of the project, there is the potential for inconsistent communication and interpretation of the owner’s goals. Issues that could have been addressed with the designer and contractor working in tandem will not be seen until the design is complete and the contractor has started the work.
What is Design-Build?
If you go the DB route, a project owner hires a company to carry out both design and construction under a single contract. The single design-builder entity may have in-house architects and engineers. However, most often they team with another design consulting firm that specializes in the type of project to be constructed.
Design-Build projects are characterized by high levels of collaboration and input from architects, engineers, estimators, trades, and construction disciplines, and a single entity taking sole responsibility for adherence to the project budget and schedule.
Design-Build Pros and Cons
DB Pros
Consistent Budget
Costs are predictable. The DB entity can combine everything into a solid range at the pre-construction phase, which should be close to the final cost. Also, design and construction collaboration early and often which allows the team to voice concerns, identify issues, and share suggestions.
Faster Timelines
Since separate bids and proposals for construction and design won’t be a part of the process, there is no delay between the design phase and the building phase. Using one team collaborating from the beginning also streamlines decision-making. If desired, the project can be accelerated with early design packages that allow the contractor to begin construction while other parts of the building are being designed or bid. Even in projects where early packages are not required, a DB approach will reduce schedule risk by better control of the construction schedule.
Reduced Risk
By involving the DB entity throughout the design, the design and construction disciplines are contractually required to work together to complete a design that meets the owner’s needs within constructability and budget parameters. The DB entity bears the risk for the design completeness, which reduces the need for change orders.
Increased Control of Quality
By selecting a DB contractor up front, the owner decides whose qualifications will work best for their project vs. risking this by selecting a low bidder that might not have the experience for the owner’s type of project. DB projects allow the contractor to be part of the design process, enabling them to better understand what the owner’s needs and expectations are for the project. This enables DB contractors to increase project value through input into the building systems and the selection of the best sub-contractors for the project.
Communication
Tasks are easier to complete when the team is present at the same time, collaborating throughout the process.
DB Cons
Potential for Increased Cost Over DBB
There is no competitive bidding process, so the project owner is not able to select a contractor based solely on price. Most design-builders will not begin any detailed design of a project until they are officially hired, making it difficult to price out options for which design-build company to use. There is potential for increased construction cost versus hard bidding in the open market. This is due to the DB contractor putting emphasis on quality and selecting the best sub-contractors for the work.
Potential for a Bland Design that Lacks Creativity
Some DB companies have bareboned or spec design solutions they use and modify to fit the owner’s request. This is not always the case, but the chances of getting a design that is not as personalized are higher.
Potential for Less Owner Involvement
The project owner could be less involved than they would be with DBB during the construction phase. Once the project gets going, the owner will be consulted on more of an as-needed basis with the design-builder making most decisions. However, this could be a pro versus a con if the owner wants less involvement during the construction phase of the project.
Design-Bid-Build vs. Design-Build: Factors To Consider
- Owner’s capacity and technical capability to closely manage the process
- Individual project drivers such as budget and schedule
- Sensitivity to the cost and schedule escalations in a volatile construction environment
- Degree of comfort with taking on project risk
Consult with an Expert Before Choosing Your Project Delivery Method:
Schemmer is well-versed in both Design-Bid-Build and Design-Build delivery methods and does not favor one over the other. Therefore, when it comes time to determine what method is best suited for your project, consult with us and we can provide you with an unbiased opinion on Design-Bid-Build vs. Design-Build.
Design with Purpose. Build with Confidence.
Schemmer is a full-service architecture, engineering, and construction field services, consultant. Providing responsible solutions for complex design and construction-related challenges.
Founded in 1959, we are grounded in our past but remain fully committed to the future. Located in three States and six offices throughout the Midwest, Schemmer is providing services to clients from coast-to-coast and border-to-border across the United States.
Schemmer’s services include:
Design-Bid-Build vs. Design-Build
Two of the most popular ways to approach a construction project for public and private sector owners are by Design-Bid-Build (DBB) and Design-Build (DB). You may have heard of these terms before, but still might be unsure about which construction process is right for your project. While we can’t say one is better than the other, Schemmer can certainly help point to the pros and cons of Design-Bid-Build vs. Design-Build, and help you choose the method that will fit your project goals.
What is Design-Bid-Build?
The more traditional of the two, the Design-Bid-Build process is where the owner contracts separately with a designer and a general contractor. The design firm hired is expected to deliver 100 percent complete design documents before a contractor is brought on board.
The owner then has the contractor(s) bid from a defined project scope and a complete set of plans to perform the work. Designers and contractors have no contractual obligation to one another, and the owner takes on the risk associated with additional costs and delayed schedules due to changes in scope and/or design that often happen throughout Design-Bid-Build projects.
Design-Bid-Build Pros and Cons
DBB Pros
Competitive Pricing
The project scope and the design are established off the owner’s budget and then put out to contractors to competitively bid on the project. The owner is also able to pick the contractor’s bid, controlling how much or how little they spend.
Better Clarity
This method follows a sequential timeline. There is no overlap between design and construction. Also, roles are distinct, and defining responsibility is clear-cut.
Owner Involvement
The owner chooses their designer and contractor and has the ability to make personnel changes whenever they’d like without having to start over.
Design Team Involvement
Architects and engineers have a responsibility to create a design on behalf of the owner and assist them with bidding out the project. They’re also more involved in construction administration to make sure the construction aligns with the project’s goals and is built to specifications.
DBB Cons
Change Orders and Late Defined Budgets
When the designer and contractor are not collaborating early in the design process, the potential for budget and schedule inaccuracy is greater. Potential issues such as lack of material availability, equipment procurement delays, constructability issues with existing conditions, and construction trades labor shortages.
Longer Timelines
Being that there are two separate contracts, one with the design consultant and the other with the contractor, combined with the process of requesting proposals and bids, it will take longer. Another factor that could slow the process down is any request for design clarification or scope change during construction that may arise, causing the contractor to halt construction before clarification is made and the change is approved.
Communication Issues
Again, with there being two separate entities contracted with the owner and starting at different phases of the project, there is the potential for inconsistent communication and interpretation of the owner’s goals. Issues that could have been addressed with the designer and contractor working in tandem will not be seen until the design is complete and the contractor has started the work.
What is Design-Build?
If you go the DB route, a project owner hires a company to carry out both design and construction under a single contract. The single design-builder entity may have in-house architects and engineers. However, most often they team with another design consulting firm that specializes in the type of project to be constructed.
Design-Build projects are characterized by high levels of collaboration and input from architects, engineers, estimators, trades, and construction disciplines, and a single entity taking sole responsibility for adherence to the project budget and schedule.
Design-Build Pros and Cons
DB Pros
Consistent Budget
Costs are predictable. The DB entity can combine everything into a solid range at the pre-construction phase, which should be close to the final cost. Also, design and construction collaboration early and often which allows the team to voice concerns, identify issues, and share suggestions.
Faster Timelines
Since separate bids and proposals for construction and design won’t be a part of the process, there is no delay between the design phase and the building phase. Using one team collaborating from the beginning also streamlines decision-making. If desired, the project can be accelerated with early design packages that allow the contractor to begin construction while other parts of the building are being designed or bid. Even in projects where early packages are not required, a DB approach will reduce schedule risk by better control of the construction schedule.
Reduced Risk
By involving the DB entity throughout the design, the design and construction disciplines are contractually required to work together to complete a design that meets the owner’s needs within constructability and budget parameters. The DB entity bears the risk for the design completeness, which reduces the need for change orders.
Increased Control of Quality
By selecting a DB contractor up front, the owner decides whose qualifications will work best for their project vs. risking this by selecting a low bidder that might not have the experience for the owner’s type of project. DB projects allow the contractor to be part of the design process, enabling them to better understand what the owner’s needs and expectations are for the project. This enables DB contractors to increase project value through input into the building systems and the selection of the best sub-contractors for the project.
Communication
Tasks are easier to complete when the team is present at the same time, collaborating throughout the process.
DB Cons
Potential for Increased Cost Over DBB
There is no competitive bidding process, so the project owner is not able to select a contractor based solely on price. Most design-builders will not begin any detailed design of a project until they are officially hired, making it difficult to price out options for which design-build company to use. There is potential for increased construction cost versus hard bidding in the open market. This is due to the DB contractor putting emphasis on quality and selecting the best sub-contractors for the work.
Potential for a Bland Design that Lacks Creativity
Some DB companies have bareboned or spec design solutions they use and modify to fit the owner’s request. This is not always the case, but the chances of getting a design that is not as personalized are higher.
Potential for Less Owner Involvement
The project owner could be less involved than they would be with DBB during the construction phase. Once the project gets going, the owner will be consulted on more of an as-needed basis with the design-builder making most decisions. However, this could be a pro versus a con if the owner wants less involvement during the construction phase of the project.
Design-Bid-Build vs. Design-Build: Factors To Consider
- Owner’s capacity and technical capability to closely manage the process
- Individual project drivers such as budget and schedule
- Sensitivity to the cost and schedule escalations in a volatile construction environment
- Degree of comfort with taking on project risk
Consult with an Expert Before Choosing Your Project Delivery Method:
Schemmer is well-versed in both Design-Bid-Build and Design-Build delivery methods and does not favor one over the other. Therefore, when it comes time to determine what method is best suited for your project, consult with us and we can provide you with an unbiased opinion on Design-Bid-Build vs. Design-Build.
Design with Purpose. Build with Confidence.
Schemmer is a full-service architecture, engineering, and construction field services, consultant. Providing responsible solutions for complex design and construction-related challenges.
Founded in 1959, we are grounded in our past but remain fully committed to the future. Located in three States and six offices throughout the Midwest, Schemmer is providing services to clients from coast-to-coast and border-to-border across the United States.
Schemmer’s services include:
Design-Bid-Build vs. Design-Build
Two of the most popular ways to approach a construction project for public and private sector owners are by Design-Bid-Build (DBB) and Design-Build (DB). You may have heard of these terms before, but still might be unsure about which construction process is right for your project. While we can’t say one is better than the other, Schemmer can certainly help point to the pros and cons of Design-Bid-Build vs. Design-Build, and help you choose the method that will fit your project goals.
What is Design-Bid-Build?
The more traditional of the two, the Design-Bid-Build process is where the owner contracts separately with a designer and a general contractor. The design firm hired is expected to deliver 100 percent complete design documents before a contractor is brought on board.
The owner then has the contractor(s) bid from a defined project scope and a complete set of plans to perform the work. Designers and contractors have no contractual obligation to one another, and the owner takes on the risk associated with additional costs and delayed schedules due to changes in scope and/or design that often happen throughout Design-Bid-Build projects.
Design-Bid-Build Pros and Cons
DBB Pros
Competitive Pricing
The project scope and the design are established off the owner’s budget and then put out to contractors to competitively bid on the project. The owner is also able to pick the contractor’s bid, controlling how much or how little they spend.
Better Clarity
This method follows a sequential timeline. There is no overlap between design and construction. Also, roles are distinct, and defining responsibility is clear-cut.
Owner Involvement
The owner chooses their designer and contractor and has the ability to make personnel changes whenever they’d like without having to start over.
Design Team Involvement
Architects and engineers have a responsibility to create a design on behalf of the owner and assist them with bidding out the project. They’re also more involved in construction administration to make sure the construction aligns with the project’s goals and is built to specifications.
DBB Cons
Change Orders and Late Defined Budgets
When the designer and contractor are not collaborating early in the design process, the potential for budget and schedule inaccuracy is greater. Potential issues such as lack of material availability, equipment procurement delays, constructability issues with existing conditions, and construction trades labor shortages.
Longer Timelines
Being that there are two separate contracts, one with the design consultant and the other with the contractor, combined with the process of requesting proposals and bids, it will take longer. Another factor that could slow the process down is any request for design clarification or scope change during construction that may arise, causing the contractor to halt construction before clarification is made and the change is approved.
Communication Issues
Again, with there being two separate entities contracted with the owner and starting at different phases of the project, there is the potential for inconsistent communication and interpretation of the owner’s goals. Issues that could have been addressed with the designer and contractor working in tandem will not be seen until the design is complete and the contractor has started the work.
What is Design-Build?
If you go the DB route, a project owner hires a company to carry out both design and construction under a single contract. The single design-builder entity may have in-house architects and engineers. However, most often they team with another design consulting firm that specializes in the type of project to be constructed.
Design-Build projects are characterized by high levels of collaboration and input from architects, engineers, estimators, trades, and construction disciplines, and a single entity taking sole responsibility for adherence to the project budget and schedule.
Design-Build Pros and Cons
DB Pros
Consistent Budget
Costs are predictable. The DB entity can combine everything into a solid range at the pre-construction phase, which should be close to the final cost. Also, design and construction collaboration early and often which allows the team to voice concerns, identify issues, and share suggestions.
Faster Timelines
Since separate bids and proposals for construction and design won’t be a part of the process, there is no delay between the design phase and the building phase. Using one team collaborating from the beginning also streamlines decision-making. If desired, the project can be accelerated with early design packages that allow the contractor to begin construction while other parts of the building are being designed or bid. Even in projects where early packages are not required, a DB approach will reduce schedule risk by better control of the construction schedule.
Reduced Risk
By involving the DB entity throughout the design, the design and construction disciplines are contractually required to work together to complete a design that meets the owner’s needs within constructability and budget parameters. The DB entity bears the risk for the design completeness, which reduces the need for change orders.
Increased Control of Quality
By selecting a DB contractor up front, the owner decides whose qualifications will work best for their project vs. risking this by selecting a low bidder that might not have the experience for the owner’s type of project. DB projects allow the contractor to be part of the design process, enabling them to better understand what the owner’s needs and expectations are for the project. This enables DB contractors to increase project value through input into the building systems and the selection of the best sub-contractors for the project.
Communication
Tasks are easier to complete when the team is present at the same time, collaborating throughout the process.
DB Cons
Potential for Increased Cost Over DBB
There is no competitive bidding process, so the project owner is not able to select a contractor based solely on price. Most design-builders will not begin any detailed design of a project until they are officially hired, making it difficult to price out options for which design-build company to use. There is potential for increased construction cost versus hard bidding in the open market. This is due to the DB contractor putting emphasis on quality and selecting the best sub-contractors for the work.
Potential for a Bland Design that Lacks Creativity
Some DB companies have bareboned or spec design solutions they use and modify to fit the owner’s request. This is not always the case, but the chances of getting a design that is not as personalized are higher.
Potential for Less Owner Involvement
The project owner could be less involved than they would be with DBB during the construction phase. Once the project gets going, the owner will be consulted on more of an as-needed basis with the design-builder making most decisions. However, this could be a pro versus a con if the owner wants less involvement during the construction phase of the project.
Design-Bid-Build vs. Design-Build: Factors To Consider
- Owner’s capacity and technical capability to closely manage the process
- Individual project drivers such as budget and schedule
- Sensitivity to the cost and schedule escalations in a volatile construction environment
- Degree of comfort with taking on project risk
Consult with an Expert Before Choosing Your Project Delivery Method:
Schemmer is well-versed in both Design-Bid-Build and Design-Build delivery methods and does not favor one over the other. Therefore, when it comes time to determine what method is best suited for your project, consult with us and we can provide you with an unbiased opinion on Design-Bid-Build vs. Design-Build.
Design with Purpose. Build with Confidence.
Schemmer is a full-service architecture, engineering, and construction field services, consultant. Providing responsible solutions for complex design and construction-related challenges.
Founded in 1959, we are grounded in our past but remain fully committed to the future. Located in three States and six offices throughout the Midwest, Schemmer is providing services to clients from coast-to-coast and border-to-border across the United States.
Schemmer’s services include:
Design-Bid-Build vs. Design-Build
Two of the most popular ways to approach a construction project for public and private sector owners are by Design-Bid-Build (DBB) and Design-Build (DB). You may have heard of these terms before, but still might be unsure about which construction process is right for your project. While we can’t say one is better than the other, Schemmer can certainly help point to the pros and cons of Design-Bid-Build vs. Design-Build, and help you choose the method that will fit your project goals.
What is Design-Bid-Build?
The more traditional of the two, the Design-Bid-Build process is where the owner contracts separately with a designer and a general contractor. The design firm hired is expected to deliver 100 percent complete design documents before a contractor is brought on board.
The owner then has the contractor(s) bid from a defined project scope and a complete set of plans to perform the work. Designers and contractors have no contractual obligation to one another, and the owner takes on the risk associated with additional costs and delayed schedules due to changes in scope and/or design that often happen throughout Design-Bid-Build projects.
Design-Bid-Build Pros and Cons
DBB Pros
Competitive Pricing
The project scope and the design are established off the owner’s budget and then put out to contractors to competitively bid on the project. The owner is also able to pick the contractor’s bid, controlling how much or how little they spend.
Better Clarity
This method follows a sequential timeline. There is no overlap between design and construction. Also, roles are distinct, and defining responsibility is clear-cut.
Owner Involvement
The owner chooses their designer and contractor and has the ability to make personnel changes whenever they’d like without having to start over.
Design Team Involvement
Architects and engineers have a responsibility to create a design on behalf of the owner and assist them with bidding out the project. They’re also more involved in construction administration to make sure the construction aligns with the project’s goals and is built to specifications.
DBB Cons
Change Orders and Late Defined Budgets
When the designer and contractor are not collaborating early in the design process, the potential for budget and schedule inaccuracy is greater. Potential issues such as lack of material availability, equipment procurement delays, constructability issues with existing conditions, and construction trades labor shortages.
Longer Timelines
Being that there are two separate contracts, one with the design consultant and the other with the contractor, combined with the process of requesting proposals and bids, it will take longer. Another factor that could slow the process down is any request for design clarification or scope change during construction that may arise, causing the contractor to halt construction before clarification is made and the change is approved.
Communication Issues
Again, with there being two separate entities contracted with the owner and starting at different phases of the project, there is the potential for inconsistent communication and interpretation of the owner’s goals. Issues that could have been addressed with the designer and contractor working in tandem will not be seen until the design is complete and the contractor has started the work.
What is Design-Build?
If you go the DB route, a project owner hires a company to carry out both design and construction under a single contract. The single design-builder entity may have in-house architects and engineers. However, most often they team with another design consulting firm that specializes in the type of project to be constructed.
Design-Build projects are characterized by high levels of collaboration and input from architects, engineers, estimators, trades, and construction disciplines, and a single entity taking sole responsibility for adherence to the project budget and schedule.
Design-Build Pros and Cons
DB Pros
Consistent Budget
Costs are predictable. The DB entity can combine everything into a solid range at the pre-construction phase, which should be close to the final cost. Also, design and construction collaboration early and often which allows the team to voice concerns, identify issues, and share suggestions.
Faster Timelines
Since separate bids and proposals for construction and design won’t be a part of the process, there is no delay between the design phase and the building phase. Using one team collaborating from the beginning also streamlines decision-making. If desired, the project can be accelerated with early design packages that allow the contractor to begin construction while other parts of the building are being designed or bid. Even in projects where early packages are not required, a DB approach will reduce schedule risk by better control of the construction schedule.
Reduced Risk
By involving the DB entity throughout the design, the design and construction disciplines are contractually required to work together to complete a design that meets the owner’s needs within constructability and budget parameters. The DB entity bears the risk for the design completeness, which reduces the need for change orders.
Increased Control of Quality
By selecting a DB contractor up front, the owner decides whose qualifications will work best for their project vs. risking this by selecting a low bidder that might not have the experience for the owner’s type of project. DB projects allow the contractor to be part of the design process, enabling them to better understand what the owner’s needs and expectations are for the project. This enables DB contractors to increase project value through input into the building systems and the selection of the best sub-contractors for the project.
Communication
Tasks are easier to complete when the team is present at the same time, collaborating throughout the process.
DB Cons
Potential for Increased Cost Over DBB
There is no competitive bidding process, so the project owner is not able to select a contractor based solely on price. Most design-builders will not begin any detailed design of a project until they are officially hired, making it difficult to price out options for which design-build company to use. There is potential for increased construction cost versus hard bidding in the open market. This is due to the DB contractor putting emphasis on quality and selecting the best sub-contractors for the work.
Potential for a Bland Design that Lacks Creativity
Some DB companies have bareboned or spec design solutions they use and modify to fit the owner’s request. This is not always the case, but the chances of getting a design that is not as personalized are higher.
Potential for Less Owner Involvement
The project owner could be less involved than they would be with DBB during the construction phase. Once the project gets going, the owner will be consulted on more of an as-needed basis with the design-builder making most decisions. However, this could be a pro versus a con if the owner wants less involvement during the construction phase of the project.
Design-Bid-Build vs. Design-Build: Factors To Consider
- Owner’s capacity and technical capability to closely manage the process
- Individual project drivers such as budget and schedule
- Sensitivity to the cost and schedule escalations in a volatile construction environment
- Degree of comfort with taking on project risk
Consult with an Expert Before Choosing Your Project Delivery Method:
Schemmer is well-versed in both Design-Bid-Build and Design-Build delivery methods and does not favor one over the other. Therefore, when it comes time to determine what method is best suited for your project, consult with us and we can provide you with an unbiased opinion on Design-Bid-Build vs. Design-Build.
Design with Purpose. Build with Confidence.
Schemmer is a full-service architecture, engineering, and construction field services, consultant. Providing responsible solutions for complex design and construction-related challenges.
Founded in 1959, we are grounded in our past but remain fully committed to the future. Located in three States and six offices throughout the Midwest, Schemmer is providing services to clients from coast-to-coast and border-to-border across the United States.
Schemmer’s services include:
Design-Bid-Build vs. Design-Build
Two of the most popular ways to approach a construction project for public and private sector owners are by Design-Bid-Build (DBB) and Design-Build (DB). You may have heard of these terms before, but still might be unsure about which construction process is right for your project. While we can’t say one is better than the other, Schemmer can certainly help point to the pros and cons of Design-Bid-Build vs. Design-Build, and help you choose the method that will fit your project goals.
What is Design-Bid-Build?
The more traditional of the two, the Design-Bid-Build process is where the owner contracts separately with a designer and a general contractor. The design firm hired is expected to deliver 100 percent complete design documents before a contractor is brought on board.
The owner then has the contractor(s) bid from a defined project scope and a complete set of plans to perform the work. Designers and contractors have no contractual obligation to one another, and the owner takes on the risk associated with additional costs and delayed schedules due to changes in scope and/or design that often happen throughout Design-Bid-Build projects.
Design-Bid-Build Pros and Cons
DBB Pros
Competitive Pricing
The project scope and the design are established off the owner’s budget and then put out to contractors to competitively bid on the project. The owner is also able to pick the contractor’s bid, controlling how much or how little they spend.
Better Clarity
This method follows a sequential timeline. There is no overlap between design and construction. Also, roles are distinct, and defining responsibility is clear-cut.
Owner Involvement
The owner chooses their designer and contractor and has the ability to make personnel changes whenever they’d like without having to start over.
Design Team Involvement
Architects and engineers have a responsibility to create a design on behalf of the owner and assist them with bidding out the project. They’re also more involved in construction administration to make sure the construction aligns with the project’s goals and is built to specifications.
DBB Cons
Change Orders and Late Defined Budgets
When the designer and contractor are not collaborating early in the design process, the potential for budget and schedule inaccuracy is greater. Potential issues such as lack of material availability, equipment procurement delays, constructability issues with existing conditions, and construction trades labor shortages.
Longer Timelines
Being that there are two separate contracts, one with the design consultant and the other with the contractor, combined with the process of requesting proposals and bids, it will take longer. Another factor that could slow the process down is any request for design clarification or scope change during construction that may arise, causing the contractor to halt construction before clarification is made and the change is approved.
Communication Issues
Again, with there being two separate entities contracted with the owner and starting at different phases of the project, there is the potential for inconsistent communication and interpretation of the owner’s goals. Issues that could have been addressed with the designer and contractor working in tandem will not be seen until the design is complete and the contractor has started the work.
What is Design-Build?
If you go the DB route, a project owner hires a company to carry out both design and construction under a single contract. The single design-builder entity may have in-house architects and engineers. However, most often they team with another design consulting firm that specializes in the type of project to be constructed.
Design-Build projects are characterized by high levels of collaboration and input from architects, engineers, estimators, trades, and construction disciplines, and a single entity taking sole responsibility for adherence to the project budget and schedule.
Design-Build Pros and Cons
DB Pros
Consistent Budget
Costs are predictable. The DB entity can combine everything into a solid range at the pre-construction phase, which should be close to the final cost. Also, design and construction collaboration early and often which allows the team to voice concerns, identify issues, and share suggestions.
Faster Timelines
Since separate bids and proposals for construction and design won’t be a part of the process, there is no delay between the design phase and the building phase. Using one team collaborating from the beginning also streamlines decision-making. If desired, the project can be accelerated with early design packages that allow the contractor to begin construction while other parts of the building are being designed or bid. Even in projects where early packages are not required, a DB approach will reduce schedule risk by better control of the construction schedule.
Reduced Risk
By involving the DB entity throughout the design, the design and construction disciplines are contractually required to work together to complete a design that meets the owner’s needs within constructability and budget parameters. The DB entity bears the risk for the design completeness, which reduces the need for change orders.
Increased Control of Quality
By selecting a DB contractor up front, the owner decides whose qualifications will work best for their project vs. risking this by selecting a low bidder that might not have the experience for the owner’s type of project. DB projects allow the contractor to be part of the design process, enabling them to better understand what the owner’s needs and expectations are for the project. This enables DB contractors to increase project value through input into the building systems and the selection of the best sub-contractors for the project.
Communication
Tasks are easier to complete when the team is present at the same time, collaborating throughout the process.
DB Cons
Potential for Increased Cost Over DBB
There is no competitive bidding process, so the project owner is not able to select a contractor based solely on price. Most design-builders will not begin any detailed design of a project until they are officially hired, making it difficult to price out options for which design-build company to use. There is potential for increased construction cost versus hard bidding in the open market. This is due to the DB contractor putting emphasis on quality and selecting the best sub-contractors for the work.
Potential for a Bland Design that Lacks Creativity
Some DB companies have bareboned or spec design solutions they use and modify to fit the owner’s request. This is not always the case, but the chances of getting a design that is not as personalized are higher.
Potential for Less Owner Involvement
The project owner could be less involved than they would be with DBB during the construction phase. Once the project gets going, the owner will be consulted on more of an as-needed basis with the design-builder making most decisions. However, this could be a pro versus a con if the owner wants less involvement during the construction phase of the project.
Design-Bid-Build vs. Design-Build: Factors To Consider
- Owner’s capacity and technical capability to closely manage the process
- Individual project drivers such as budget and schedule
- Sensitivity to the cost and schedule escalations in a volatile construction environment
- Degree of comfort with taking on project risk
Consult with an Expert Before Choosing Your Project Delivery Method:
Schemmer is well-versed in both Design-Bid-Build and Design-Build delivery methods and does not favor one over the other. Therefore, when it comes time to determine what method is best suited for your project, consult with us and we can provide you with an unbiased opinion on Design-Bid-Build vs. Design-Build.
Design with Purpose. Build with Confidence.
Schemmer is a full-service architecture, engineering, and construction field services, consultant. Providing responsible solutions for complex design and construction-related challenges.
Founded in 1959, we are grounded in our past but remain fully committed to the future. Located in three States and six offices throughout the Midwest, Schemmer is providing services to clients from coast-to-coast and border-to-border across the United States.
Schemmer’s services include:
Design-Bid-Build vs. Design-Build
Two of the most popular ways to approach a construction project for public and private sector owners are by Design-Bid-Build (DBB) and Design-Build (DB). You may have heard of these terms before, but still might be unsure about which construction process is right for your project. While we can’t say one is better than the other, Schemmer can certainly help point to the pros and cons of Design-Bid-Build vs. Design-Build, and help you choose the method that will fit your project goals.
What is Design-Bid-Build?
The more traditional of the two, the Design-Bid-Build process is where the owner contracts separately with a designer and a general contractor. The design firm hired is expected to deliver 100 percent complete design documents before a contractor is brought on board.
The owner then has the contractor(s) bid from a defined project scope and a complete set of plans to perform the work. Designers and contractors have no contractual obligation to one another, and the owner takes on the risk associated with additional costs and delayed schedules due to changes in scope and/or design that often happen throughout Design-Bid-Build projects.
Design-Bid-Build Pros and Cons
DBB Pros
Competitive Pricing
The project scope and the design are established off the owner’s budget and then put out to contractors to competitively bid on the project. The owner is also able to pick the contractor’s bid, controlling how much or how little they spend.
Better Clarity
This method follows a sequential timeline. There is no overlap between design and construction. Also, roles are distinct, and defining responsibility is clear-cut.
Owner Involvement
The owner chooses their designer and contractor and has the ability to make personnel changes whenever they’d like without having to start over.
Design Team Involvement
Architects and engineers have a responsibility to create a design on behalf of the owner and assist them with bidding out the project. They’re also more involved in construction administration to make sure the construction aligns with the project’s goals and is built to specifications.
DBB Cons
Change Orders and Late Defined Budgets
When the designer and contractor are not collaborating early in the design process, the potential for budget and schedule inaccuracy is greater. Potential issues such as lack of material availability, equipment procurement delays, constructability issues with existing conditions, and construction trades labor shortages.
Longer Timelines
Being that there are two separate contracts, one with the design consultant and the other with the contractor, combined with the process of requesting proposals and bids, it will take longer. Another factor that could slow the process down is any request for design clarification or scope change during construction that may arise, causing the contractor to halt construction before clarification is made and the change is approved.
Communication Issues
Again, with there being two separate entities contracted with the owner and starting at different phases of the project, there is the potential for inconsistent communication and interpretation of the owner’s goals. Issues that could have been addressed with the designer and contractor working in tandem will not be seen until the design is complete and the contractor has started the work.
What is Design-Build?
If you go the DB route, a project owner hires a company to carry out both design and construction under a single contract. The single design-builder entity may have in-house architects and engineers. However, most often they team with another design consulting firm that specializes in the type of project to be constructed.
Design-Build projects are characterized by high levels of collaboration and input from architects, engineers, estimators, trades, and construction disciplines, and a single entity taking sole responsibility for adherence to the project budget and schedule.
Design-Build Pros and Cons
DB Pros
Consistent Budget
Costs are predictable. The DB entity can combine everything into a solid range at the pre-construction phase, which should be close to the final cost. Also, design and construction collaboration early and often which allows the team to voice concerns, identify issues, and share suggestions.
Faster Timelines
Since separate bids and proposals for construction and design won’t be a part of the process, there is no delay between the design phase and the building phase. Using one team collaborating from the beginning also streamlines decision-making. If desired, the project can be accelerated with early design packages that allow the contractor to begin construction while other parts of the building are being designed or bid. Even in projects where early packages are not required, a DB approach will reduce schedule risk by better control of the construction schedule.
Reduced Risk
By involving the DB entity throughout the design, the design and construction disciplines are contractually required to work together to complete a design that meets the owner’s needs within constructability and budget parameters. The DB entity bears the risk for the design completeness, which reduces the need for change orders.
Increased Control of Quality
By selecting a DB contractor up front, the owner decides whose qualifications will work best for their project vs. risking this by selecting a low bidder that might not have the experience for the owner’s type of project. DB projects allow the contractor to be part of the design process, enabling them to better understand what the owner’s needs and expectations are for the project. This enables DB contractors to increase project value through input into the building systems and the selection of the best sub-contractors for the project.
Communication
Tasks are easier to complete when the team is present at the same time, collaborating throughout the process.
DB Cons
Potential for Increased Cost Over DBB
There is no competitive bidding process, so the project owner is not able to select a contractor based solely on price. Most design-builders will not begin any detailed design of a project until they are officially hired, making it difficult to price out options for which design-build company to use. There is potential for increased construction cost versus hard bidding in the open market. This is due to the DB contractor putting emphasis on quality and selecting the best sub-contractors for the work.
Potential for a Bland Design that Lacks Creativity
Some DB companies have bareboned or spec design solutions they use and modify to fit the owner’s request. This is not always the case, but the chances of getting a design that is not as personalized are higher.
Potential for Less Owner Involvement
The project owner could be less involved than they would be with DBB during the construction phase. Once the project gets going, the owner will be consulted on more of an as-needed basis with the design-builder making most decisions. However, this could be a pro versus a con if the owner wants less involvement during the construction phase of the project.
Design-Bid-Build vs. Design-Build: Factors To Consider
- Owner’s capacity and technical capability to closely manage the process
- Individual project drivers such as budget and schedule
- Sensitivity to the cost and schedule escalations in a volatile construction environment
- Degree of comfort with taking on project risk
Consult with an Expert Before Choosing Your Project Delivery Method:
Schemmer is well-versed in both Design-Bid-Build and Design-Build delivery methods and does not favor one over the other. Therefore, when it comes time to determine what method is best suited for your project, consult with us and we can provide you with an unbiased opinion on Design-Bid-Build vs. Design-Build.
Design with Purpose. Build with Confidence.
Schemmer is a full-service architecture, engineering, and construction field services, consultant. Providing responsible solutions for complex design and construction-related challenges.
Founded in 1959, we are grounded in our past but remain fully committed to the future. Located in three States and six offices throughout the Midwest, Schemmer is providing services to clients from coast-to-coast and border-to-border across the United States.
Schemmer’s services include:
Design-Bid-Build vs. Design-Build
Two of the most popular ways to approach a construction project for public and private sector owners are by Design-Bid-Build (DBB) and Design-Build (DB). You may have heard of these terms before, but still might be unsure about which construction process is right for your project. While we can’t say one is better than the other, Schemmer can certainly help point to the pros and cons of Design-Bid-Build vs. Design-Build, and help you choose the method that will fit your project goals.
What is Design-Bid-Build?
The more traditional of the two, the Design-Bid-Build process is where the owner contracts separately with a designer and a general contractor. The design firm hired is expected to deliver 100 percent complete design documents before a contractor is brought on board.
The owner then has the contractor(s) bid from a defined project scope and a complete set of plans to perform the work. Designers and contractors have no contractual obligation to one another, and the owner takes on the risk associated with additional costs and delayed schedules due to changes in scope and/or design that often happen throughout Design-Bid-Build projects.
Design-Bid-Build Pros and Cons
DBB Pros
Competitive Pricing
The project scope and the design are established off the owner’s budget and then put out to contractors to competitively bid on the project. The owner is also able to pick the contractor’s bid, controlling how much or how little they spend.
Better Clarity
This method follows a sequential timeline. There is no overlap between design and construction. Also, roles are distinct, and defining responsibility is clear-cut.
Owner Involvement
The owner chooses their designer and contractor and has the ability to make personnel changes whenever they’d like without having to start over.
Design Team Involvement
Architects and engineers have a responsibility to create a design on behalf of the owner and assist them with bidding out the project. They’re also more involved in construction administration to make sure the construction aligns with the project’s goals and is built to specifications.
DBB Cons
Change Orders and Late Defined Budgets
When the designer and contractor are not collaborating early in the design process, the potential for budget and schedule inaccuracy is greater. Potential issues such as lack of material availability, equipment procurement delays, constructability issues with existing conditions, and construction trades labor shortages.
Longer Timelines
Being that there are two separate contracts, one with the design consultant and the other with the contractor, combined with the process of requesting proposals and bids, it will take longer. Another factor that could slow the process down is any request for design clarification or scope change during construction that may arise, causing the contractor to halt construction before clarification is made and the change is approved.
Communication Issues
Again, with there being two separate entities contracted with the owner and starting at different phases of the project, there is the potential for inconsistent communication and interpretation of the owner’s goals. Issues that could have been addressed with the designer and contractor working in tandem will not be seen until the design is complete and the contractor has started the work.
What is Design-Build?
If you go the DB route, a project owner hires a company to carry out both design and construction under a single contract. The single design-builder entity may have in-house architects and engineers. However, most often they team with another design consulting firm that specializes in the type of project to be constructed.
Design-Build projects are characterized by high levels of collaboration and input from architects, engineers, estimators, trades, and construction disciplines, and a single entity taking sole responsibility for adherence to the project budget and schedule.
Design-Build Pros and Cons
DB Pros
Consistent Budget
Costs are predictable. The DB entity can combine everything into a solid range at the pre-construction phase, which should be close to the final cost. Also, design and construction collaboration early and often which allows the team to voice concerns, identify issues, and share suggestions.
Faster Timelines
Since separate bids and proposals for construction and design won’t be a part of the process, there is no delay between the design phase and the building phase. Using one team collaborating from the beginning also streamlines decision-making. If desired, the project can be accelerated with early design packages that allow the contractor to begin construction while other parts of the building are being designed or bid. Even in projects where early packages are not required, a DB approach will reduce schedule risk by better control of the construction schedule.
Reduced Risk
By involving the DB entity throughout the design, the design and construction disciplines are contractually required to work together to complete a design that meets the owner’s needs within constructability and budget parameters. The DB entity bears the risk for the design completeness, which reduces the need for change orders.
Increased Control of Quality
By selecting a DB contractor up front, the owner decides whose qualifications will work best for their project vs. risking this by selecting a low bidder that might not have the experience for the owner’s type of project. DB projects allow the contractor to be part of the design process, enabling them to better understand what the owner’s needs and expectations are for the project. This enables DB contractors to increase project value through input into the building systems and the selection of the best sub-contractors for the project.
Communication
Tasks are easier to complete when the team is present at the same time, collaborating throughout the process.
DB Cons
Potential for Increased Cost Over DBB
There is no competitive bidding process, so the project owner is not able to select a contractor based solely on price. Most design-builders will not begin any detailed design of a project until they are officially hired, making it difficult to price out options for which design-build company to use. There is potential for increased construction cost versus hard bidding in the open market. This is due to the DB contractor putting emphasis on quality and selecting the best sub-contractors for the work.
Potential for a Bland Design that Lacks Creativity
Some DB companies have bareboned or spec design solutions they use and modify to fit the owner’s request. This is not always the case, but the chances of getting a design that is not as personalized are higher.
Potential for Less Owner Involvement
The project owner could be less involved than they would be with DBB during the construction phase. Once the project gets going, the owner will be consulted on more of an as-needed basis with the design-builder making most decisions. However, this could be a pro versus a con if the owner wants less involvement during the construction phase of the project.
Design-Bid-Build vs. Design-Build: Factors To Consider
- Owner’s capacity and technical capability to closely manage the process
- Individual project drivers such as budget and schedule
- Sensitivity to the cost and schedule escalations in a volatile construction environment
- Degree of comfort with taking on project risk
Consult with an Expert Before Choosing Your Project Delivery Method:
Schemmer is well-versed in both Design-Bid-Build and Design-Build delivery methods and does not favor one over the other. Therefore, when it comes time to determine what method is best suited for your project, consult with us and we can provide you with an unbiased opinion on Design-Bid-Build vs. Design-Build.
Design with Purpose. Build with Confidence.
Schemmer is a full-service architecture, engineering, and construction field services, consultant. Providing responsible solutions for complex design and construction-related challenges.
Founded in 1959, we are grounded in our past but remain fully committed to the future. Located in three States and six offices throughout the Midwest, Schemmer is providing services to clients from coast-to-coast and border-to-border across the United States.
Schemmer’s services include:
Design-Bid-Build vs. Design-Build
Two of the most popular ways to approach a construction project for public and private sector owners are by Design-Bid-Build (DBB) and Design-Build (DB). You may have heard of these terms before, but still might be unsure about which construction process is right for your project. While we can’t say one is better than the other, Schemmer can certainly help point to the pros and cons of Design-Bid-Build vs. Design-Build, and help you choose the method that will fit your project goals.
What is Design-Bid-Build?
The more traditional of the two, the Design-Bid-Build process is where the owner contracts separately with a designer and a general contractor. The design firm hired is expected to deliver 100 percent complete design documents before a contractor is brought on board.
The owner then has the contractor(s) bid from a defined project scope and a complete set of plans to perform the work. Designers and contractors have no contractual obligation to one another, and the owner takes on the risk associated with additional costs and delayed schedules due to changes in scope and/or design that often happen throughout Design-Bid-Build projects.
Design-Bid-Build Pros and Cons
DBB Pros
Competitive Pricing
The project scope and the design are established off the owner’s budget and then put out to contractors to competitively bid on the project. The owner is also able to pick the contractor’s bid, controlling how much or how little they spend.
Better Clarity
This method follows a sequential timeline. There is no overlap between design and construction. Also, roles are distinct, and defining responsibility is clear-cut.
Owner Involvement
The owner chooses their designer and contractor and has the ability to make personnel changes whenever they’d like without having to start over.
Design Team Involvement
Architects and engineers have a responsibility to create a design on behalf of the owner and assist them with bidding out the project. They’re also more involved in construction administration to make sure the construction aligns with the project’s goals and is built to specifications.
DBB Cons
Change Orders and Late Defined Budgets
When the designer and contractor are not collaborating early in the design process, the potential for budget and schedule inaccuracy is greater. Potential issues such as lack of material availability, equipment procurement delays, constructability issues with existing conditions, and construction trades labor shortages.
Longer Timelines
Being that there are two separate contracts, one with the design consultant and the other with the contractor, combined with the process of requesting proposals and bids, it will take longer. Another factor that could slow the process down is any request for design clarification or scope change during construction that may arise, causing the contractor to halt construction before clarification is made and the change is approved.
Communication Issues
Again, with there being two separate entities contracted with the owner and starting at different phases of the project, there is the potential for inconsistent communication and interpretation of the owner’s goals. Issues that could have been addressed with the designer and contractor working in tandem will not be seen until the design is complete and the contractor has started the work.
What is Design-Build?
If you go the DB route, a project owner hires a company to carry out both design and construction under a single contract. The single design-builder entity may have in-house architects and engineers. However, most often they team with another design consulting firm that specializes in the type of project to be constructed.
Design-Build projects are characterized by high levels of collaboration and input from architects, engineers, estimators, trades, and construction disciplines, and a single entity taking sole responsibility for adherence to the project budget and schedule.
Design-Build Pros and Cons
DB Pros
Consistent Budget
Costs are predictable. The DB entity can combine everything into a solid range at the pre-construction phase, which should be close to the final cost. Also, design and construction collaboration early and often which allows the team to voice concerns, identify issues, and share suggestions.
Faster Timelines
Since separate bids and proposals for construction and design won’t be a part of the process, there is no delay between the design phase and the building phase. Using one team collaborating from the beginning also streamlines decision-making. If desired, the project can be accelerated with early design packages that allow the contractor to begin construction while other parts of the building are being designed or bid. Even in projects where early packages are not required, a DB approach will reduce schedule risk by better control of the construction schedule.
Reduced Risk
By involving the DB entity throughout the design, the design and construction disciplines are contractually required to work together to complete a design that meets the owner’s needs within constructability and budget parameters. The DB entity bears the risk for the design completeness, which reduces the need for change orders.
Increased Control of Quality
By selecting a DB contractor up front, the owner decides whose qualifications will work best for their project vs. risking this by selecting a low bidder that might not have the experience for the owner’s type of project. DB projects allow the contractor to be part of the design process, enabling them to better understand what the owner’s needs and expectations are for the project. This enables DB contractors to increase project value through input into the building systems and the selection of the best sub-contractors for the project.
Communication
Tasks are easier to complete when the team is present at the same time, collaborating throughout the process.
DB Cons
Potential for Increased Cost Over DBB
There is no competitive bidding process, so the project owner is not able to select a contractor based solely on price. Most design-builders will not begin any detailed design of a project until they are officially hired, making it difficult to price out options for which design-build company to use. There is potential for increased construction cost versus hard bidding in the open market. This is due to the DB contractor putting emphasis on quality and selecting the best sub-contractors for the work.
Potential for a Bland Design that Lacks Creativity
Some DB companies have bareboned or spec design solutions they use and modify to fit the owner’s request. This is not always the case, but the chances of getting a design that is not as personalized are higher.
Potential for Less Owner Involvement
The project owner could be less involved than they would be with DBB during the construction phase. Once the project gets going, the owner will be consulted on more of an as-needed basis with the design-builder making most decisions. However, this could be a pro versus a con if the owner wants less involvement during the construction phase of the project.
Design-Bid-Build vs. Design-Build: Factors To Consider
- Owner’s capacity and technical capability to closely manage the process
- Individual project drivers such as budget and schedule
- Sensitivity to the cost and schedule escalations in a volatile construction environment
- Degree of comfort with taking on project risk
Consult with an Expert Before Choosing Your Project Delivery Method:
Schemmer is well-versed in both Design-Bid-Build and Design-Build delivery methods and does not favor one over the other. Therefore, when it comes time to determine what method is best suited for your project, consult with us and we can provide you with an unbiased opinion on Design-Bid-Build vs. Design-Build.
Design with Purpose. Build with Confidence.
Schemmer is a full-service architecture, engineering, and construction field services, consultant. Providing responsible solutions for complex design and construction-related challenges.
Founded in 1959, we are grounded in our past but remain fully committed to the future. Located in three States and six offices throughout the Midwest, Schemmer is providing services to clients from coast-to-coast and border-to-border across the United States.