Design Build vs. Design Bid Build

Design Build and Design Bid Build are two very different construction delivery methods used in today’s society. Design Build and Design Bid Build construction are differentiated in this article to highlight key components that compare and contrast each method. 

 

Design Build

• Joint Venture between General Contractor and Designer                                               
  Design Builders have both parties within the same entity           
  making it much easier for the owner throughout project
  development.
• One Point of Contact

The owner will only have to contact the design builder
for any project questions or concerns.

Simply eliminating the bidding process saves a significant
amount of time. Site preparation can begin prior to the finalization
of all building details.

Only one entity is held accountable if problems occur thus,
eliminating owner liability for design and construction issues.

Design builders have access to most recent construction costs
so designs are created with the most cost-effective materials
and methods.

Combining both design and construction services eliminates conflicts
that arise in most areas of project development. All parties are on the
same page allowing fast track schedules and on time delivery.

• Construction can begin while design process is still being developed

With this method, construction and design services over lap to enable a
faster delivery while allowing the owner to make any last-minute changes
before the design is finalized.

Instead of having a contract with the architect and one with the general
contractor, the owner will only have one contract with the design builder
eliminating risk on his behalf.

Design Bid Build

• Separate Entities for Each the Design and Construction Part of the Project

The owner has to seek out each company separately.
The architect and general contractor have no connection
until the plans are placed up for bids. 

• Goes Through a Design, Biding and Construction Phase

Because design and construction are not integrated in this method, it takes a lot more time for the project to be completed from start to finish. Each phase is implemented separately and cannot start until the previous has been completed; unlike design build where the phases overlap each other to ensure a quick delivery.

Design Team Does not Have Access to Construction Costs

Likely cost increases occur during the design phase because designers
do not have access to construction costs. This could cause project delays
if the construction documents must be recreated to reduce costs

• Construction Cannot Start Until Designs are Finalized

Until plans are finalized construction will not be allowed to begin.
This adds more time onto the over all development of the project.

• Increased Risk to the Owner

With Design-Bid-Build the owner usually has liability
for design and construction in your contract with
the general contractor

• Multiple Points of Contact

Owner serves as mediator for any design and
construction issues that occur for each party.

Contracts between the designer and general contractor
are separate of which the owner now has liability for
anything the goes wrong.