In the Design Bid Build delivery procedure, the Owner commissions the Architect to design the desired facility and produce the “Contract Documents” to be used. One or more construction companies bid or negotiate to obtain the right to provide construction services. The advantage is believed to be a competitive approach to obtaining a construction price. However, most bid procedures end up in a negotiated format. The Architect continues through construction as the Owner’s Observer to ensure the Contractor’s compliance with the design intent. Under this procedure, the Architect requires the Owner to pre-qualify three to five contractors for bid consideration. The purpose of pre-qualification is to lessen the possibility of an antagonistic relationship between the Owner’s selected Architect and bid chosen Contractor.
In this delivery approach, the design and building roles are combined into a single entity. Many Owners prefer design-build because it has a single point of responsibility for both design and construction. The prime contract is between the Owner and the Contractor. The design professional is under contract to the Contractor and not the Owner.
The advantages of this over design - award - build is the presence of the Contractor from the very first meeting until building completion and occupancy. The Contractor provides budget and detailed pricing through the design process, allowing the project to remain within a very tight budget. Single source responsibility and adherence to tight budgets are the main advantages of this delivery method.
The major disadvantage is the lack of a design professional representing the Owner. It can deprive an Owner for a chance of a much better design. Often a good design ends up sacrificed for a small budget savings. An unknowing Owner may also accept substandard work by the contractor that an architect would otherwise reject. Many times, the architect's construction administration review of payments and work quality is eliminated from the design professionals scope in order to effect cost savings. In essence, the contractor has removed the Owner’s advocate for good design and review of the construction, leaving an unskilled Owner to try to observe the Contractor's work. Another disadvantage is that the success of the project is dependant on the effectiveness of a single company to design and construct the project.
This delivery method removes a General Contractor from the process. The Contractor is replaced with a Construction Manager. He performs most of the Contractor’s normal duties, but usually for a set fee, and by a person with a great deal of general contractor experience. The greatest benefits are obtained when he is employed during the design process to provide expertise on constructability, cost and schedule.
His main role in the construction process is to allow a church to act as a General Contractor. He should provide estimates, take subcontractor bids, coordinate the work and daily supervise the project. He does not however employ the actual subcontractors to the job, only approves their work and payments. The subcontractors are actually under direct contract with the Owner and not the Construction Manager.
The largest setback to this method is construction responsibility after the project’s completion. Since the subcontractors are paid directly by the Owner, they are each individually responsible to the Owner. This removes a single source of responsibility for construction defects during a warranty period. If a problem arises, then the Owner must find the subcontractor and obtain a warranty correction. Typically, the Owner lacks the leverage a Contractor would have in obtaining this warranty work. While there is a chance of problems during the warranty period, many churches find this an acceptable exchange for cost savings.
On selected projects, JVB Architect will work with your project team to considerably reduce construction time. We will assemble a team that includes key company personnel and representatives from key subcontractors. With this team, schedules can be developed and lead time materials can be ordered before plans and specifications have been completed. The construction is completed in a very tight window, thus minimizing disruptions to the client's operations. Although this method usually generates higher construction costs, these costs can be offset by the time saved. Our team determines the viability of the Fast Track delivery method on a case-by-case basis.