Design/Build
What is Design/Build?
Design/Build is a method of project delivery in which the owner hires one contractor to provide design and construction services. The contractor is responsible for both the integrity of the design as well as the quality of the installation. The process allows for factors such as time, quality, and innovation to be considered in choosing a contractor, not simply price.
Traditional phases of construction project include:
- Schematic Design
- Design Development
- Construction Documentation
- Bidding
- Construction Administration
The design/build process combines these stages. By combining the stages, construction can proceed before the design is completely finished. This allows for ordering items with long lead times, and locking in the prices of commodities that can rise dramatically. Design adjustments can quickly be made when necessary.
The Design Build Institute of America estimates that currently, 45% of projects are under a design/build contract. This number is expected to rise to 50% by 2010.
Advantages of Design/Build
The design/build method is becoming increasingly popular. It is attractive to owners and contractors for a number of reasons.
- Singular Responsibility – Since a single entity is responsible for both design and construction, there is a single point of responsibility for quality, cost, and schedule adherence. This improves risk management for the project. The design/build contractor is expected to produce an end product that fulfills aesthetic and functional objectives, and also meets budget and schedule constraints.
- Quality – With the traditional "competitive bid" process, there is pressure to be the lowest bidder to secure the contract. Sometimes quality slips, and corners are cut so that the low bidder can find a way to make a reasonable profit. With design/build, the contractor warrants to the owner that the design documents are complete and virtually free from error.
- Cost Savings – When a design/build contractor is designing, he does so with the final product in mind. He is familiar with the specific materials needed, and the labor costs involved with installing them. Keeping in mind techniques, methods, code issues, and potential shortcuts can add tremendous value to the project. Design/build also allows the owner to get early and accurate pricing information. Large change order costs are not an issue, since a guaranteed maximum price can be determined early on in the design phase.
- Time Savings – This is one of the main attractions of the design/build approach to owners. Because design and construction are overlapped, total project time can be significantly reduced. Design/build is ideal for "fast track" projects. The resulting time savings translates into lower costs and earlier utilization of the completed facility.
- Reduced Administrative Burden - The owner is not required to invest time and money coordinating and arbitrating between designer and builder. Rather, he is able to focus on timely decision making.
Why Feyen Zylstra for Design/Build?
Feyen Zylstra’s design/build team has experience completing design/build projects for multiple industries. Included in our experience are industrial projects (agricultural, manufacturing, food processing), commercial projects (office, retail), institutional projects (education, medical), and multi-unit housing projects. In Design/Build, the power of knowledge can play a major role in ensuring the owner’s long-term satisfaction.
We use computer aided drafting (CAD) to generate working drawings for every phase. After completion of the project, a complete set of as-built drawings is given to the owner. During every step of the process, we work closely with architects, engineers, and other specialty contractors to incorporate value engineering into all designs. We ensure that the end product is the most economical and efficient structure possible.
At Feyen Zylstra, we’ve learned that the design/build process has a lot of advantages. But those advantages are only realized if the owner can trust the contractor. We’ve made it a top priority to develop lasting relationships with our customers that are based on trust and performance. You are invited to contact any of our references to get a feel for what it’s like to work with Feyen Zylstra. Testimonials
Feyen Zylstra’s Design/Build Process
The design/build process is very flexible. Outlined below are the general steps involved in a design/build project from start to finish.
1. Pre-qualification
The contractors considered for any design/build project need to be pre-qualified. Often, the pre-qualification process is a Request for Qualifications (RFQ) developed by the owner to decide which contractors are able to complete the project.
2. Proposal Selection
When Feyen Zylstra is invited to offer a proposal for a project, we are usually one of three or four contractors selected to do so. Our design/build team develops a preliminary design of the project, showing the innovation and proficiency the owner can expect from us. Along with the design are cost estimates, company information, project schedule, etc. Feyen Zylstra is chosen based on our people, experience, and reputation.
3. Design Process
Our skilled team of designers uses AutoCAD to develop point-by-point lighting layouts in-house. The owner can see a graphic representation of the process at any time during the project. By keeping up with all of the latest lighting and design codes, Feyen Zylstra ensures that each project meets or exceeds current standards.
4. Construction
Once the design team reaches the point that construction can commence, the assigned project manager and work crew begin work on-site. It is at this point in the process where the advantages of design/build are most evident. Construction is able to begin before the design is completely finished. Additionally, as a result of feedback from the construction team and interaction with other trades, the design can be tweaked and improved throughout the course of construction. This allows us to respond to the many unexpected changes that occur during the construction process. Since there are multiple trades working on a construction site at any one time, a change in the mechanical or architectural design often requires quick changes to the electrical design, something that is easily accomplished with a design/build contract. As with all of Feyen Zylstra’s projects, the team follows our very specific project control system (click to learn more).
5. Closeout Documentation
After every design/build project, Feyen Zylstra provides the owner with as-built documentation of the project. We are able to provide this in a variety of formats, including clean and legible hard copies, e-files on CD, or we can retain a copy on our network and give you remote access anywhere, anytime, via the Internet. If requested, we can even streamline the management of the electrical systems by imbedding data and images directly into the as-built drawings, via software like Aperture or Visio.
6. Warranty and Maintenance
Upon project completion, Feyen Zylstra often provides a warranty and/or maintenance contract. Since the design/build team is so familiar with the electrical portion of the project, it adds long-term value to the project to retain Feyen Zylstra for maintenance.
Design/Build Flow Chart
