Design-Build

Design-build is becoming more and more popular and is often described as a "fast track" process for construction. The big advantage of design-build is that it allows the project to proceed without final documents, and one entity or one team is responsible for both the design and the construction. The advantage to the owner is that he looks to one entity or team for a turn key project. There are many disadvantages, however. First, the owner does not have an architect on his side of the table. In some instances this could be a significant disadvantage to the owner. The other disadvantage is that the owner may lose control over the project.

Many owners who use design-build prefer a team that is controlled by an architect. The thinking being that if the architect is in control of the project, he will still look out for the owner to a greater extent because of his professional license. Where the team is controlled by a contractor, the architect does not owe the same allegiance to the owner but rather the contractor who is in control of the project. This can be a problem, because to contain costs, the contractor may limit the architect's involvement.

Also, the owner will not have an architect to conduct inspections, or to look out for his interests in reviewing pay applications and since the architect works for the contractor, he is not obligated to receive instructions from the owner but rather the contractor. Further, the owner does not have the architect to protect his interest in connection with value engineering. The architect is also not available to help the owner in the event of a dispute with the contractor.

For these reasons and others, it is important to make sure that you have a reputable contractor in a design-build relationship. One additional problem is that often the design-build team has never worked together before and therefore the process may not be seamless. The last thing you need on any construction project is internal finger pointing.

In some design-build projects, the owner will hire an architect in a limited capacity to help advise him review pay applications, conduct inspections and assist with value engineering. Also many owners will use a consultant or project manager. A lot depends on the sophistication of the owner and his staff. If the owner is only handling one project every ten to twenty years, he probably does not have the staff to supervise a construction project and should strongly consider getting help from an architect, project manager or both.

The perception by many is that under the design-build arrangement you cut down on change orders and therefore save time and money. The theory being that since the design professional and the contractor are all on the same team, if you have a design issue then it is not the owner's responsibility, which is the traditional view under the designbuild arrangement. The perception, therefore is that the owner's risk is minimized under the design-build arrangement. However, many architects, question whether quality is compromised in the process. Most architects are not fans of design build, and they caution that it is not appropriate for every project.

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