Design–bid–build

Design-Bid-Build Process
– Design phase
– Owner retains architect or consulting engineer
– Architect develops written program with owner
– Other design professionals complete construction drawings and specifications
– Bid documents coordinated by architect and owner
– Design fees typically 5-10% of project cost
– Bid phase
– Bidding can be open or select
– General contractors obtain bid documents and solicit subcontractor bids
– Architect reviews bids and advises owner on ranking
– Project typically awarded to lowest bidder
– Construction phase
– Bid documents cannot be altered once construction is awarded
– Permits obtained before construction begins
– General contractor manages construction process
– Architect acts as owner’s agent to review progress and issue documentation

Potential Problems of Design-Bid-Build
– Failure to retain familiarity with construction costs can cause project delays
– Disputes may arise regarding redesign expenses
– General contractors may seek lowest cost subcontractors, compromising quality
– Little opportunity for input on effective alternates for general contractor
– Pressures and competing interests may lead to disputes and delays

Benefits of Design-Bid-Build
– Design team looks out for owner’s interests
– Clear separation of responsibilities between design and construction
– Owner has more control over design and construction process
– Design-Bid-Build is a widely used and familiar method in the industry

Invalidating the ‘cheaper is better’ argument
– Bids based on complete documents
– Incomplete, incorrect, or missed items addressed through addenda
– Ensures fairness to potential bidders

Efficiency and Quality Improvement
– Competition in architect and contractor selection improves efficiency and quality
– Encourages contractors to submit competitive bids
– Increases accountability of architects and contractors
– Enhances overall project performance

Local Agencies and Design-Build Contracting
– Design-build approach gaining popularity
– Local agencies adopting design-build contracts
– Provides a single point of responsibility
– Streamlines the construction process
– Reduces potential conflicts between architect and contractor Source:  https://en.wikipedia.org/wiki/Design%E2%80%93bid%E2%80%93build