Over view of the Design Build Process

 The design/build delivery system often cites the original "Master Builder" model used to build most pre-modern projects. Under the Master Builder approach, a central figure of the architect held total project accountability. From inception to completion, the master builder was the key organizational figure and strictly liable to the owner for defects, delays, and losses. The design/build system is a return to some of the fundamentals of the Master Builder approach.

Design-build focuses on combining the design, permit, and construction schedules in order to streamline the traditional design-bid-build environment. This does not shorten the time it takes to complete the individual tasks of creating construction documents (working drawings and specifications), acquiring building and other permits, or actually constructing the building. Instead, the design-builder will strive to bring together design and construction professionals in a collaborative environment to complete these tasks at the same time.

Benefits of Design Build

It is important to note that the design-build method often saves the owner money on the overall project. Instead of having several contractors and consultants, an owner has just one entity to deal with. Design revisions, project feedback, budgeting, permitting, construction issues, additional work orders, and billing can all be routed through the design-build contractor. This single point of contact allows a certain degree of flexibility for the owner. Most design-builders will leverage that flexibility for the owner's benefit by continually refining the construction program to maximize the owner's value at the completion of the project.

Value-based project feedback

Typically, in order for a contractor to bid on a project, very specific details relating to the methods and materials must be given to avoid any ambiguity and to make an "apples to apples" comparison of bids. In a design-build context, the owner, the owner's other consultants, and the design-builder can work together to determine what methods and materials will maximize the owner's value. In instances where marginally more expensive materials, designs, or construction methods might yield a higher return on investment for the owner than those of lower cost, the owner is free to adjust the project's program without having to re-bid the entire project.

Design Build Services

Initial consultation (Step 1)

This 1-2 hour service is very informative and helps you determine if our team is a good fit for you. When you call our office, we discuss some preliminary information and schedule a visit to your home. After arriving, we start by listening so we can effectively:

• Take an informed tour of your space and get a general overview of your daily routine in it.
• Discuss and prioritize your “bare necessity” and other “wishlist” items.
• Compare your budget with your project goals to determine if they are aligned.
• Clarify the industry options that are available to you.
• Identify where to start and the approach that is best for you and your family.
• We will review our preliminary design agreement contract with you at this time.

Define (Step 2)

Together we explore imaginative design solutions and their cost ranges. This helps balance the challenges and opportunities of your home or site, your wishlist and your budget – allowing you to make informed choices and define the project direction.

A. Preparation:

• Meet and interview your project designer or architect
• Explore your goals further to clarify your vision and to set a realistic project “program”.
• Inspect your site thoroughly including preliminary structural research, measurements and photos.
• Generate “as-built” drawings of your site or your existing home as needed.
• Preliminary research of codes, zoning, municipality and deed requirements relevant to your project.
• Identify remediation that may be needed which could impact your project scope or your budget.
• Perform survey and engineering work as needed.

B. Design Services:

• Conceptual design and layouts.
• Schematic design, floor plans, elevations, sketches and perspectives to clarify your vision.

C. Budget Services:

• Square foot cost analyses to guide your early design choices.
• Preliminary itemized estimates to set your project direction and budget.
• Preparation of a design & build contract with your target budget and scope defined.

Design & Build Agreement (Step 3)

After the scope and target budget are set, we develop all design details to finalize specifics and costs, then plan and execute your work with a well crafted construction process.

A. Design Services: Construction Documents

• Trade Day: Detailed site exploration by our trades people to clarify the mechanics of your project and the products, methodologies and logistics needed to build it.
• Kitchen, bath, interior and specialty design services to finalize the details
• Material and fixture selections
• Preparation and submission of documents for plan review and permits.
• Preparation of construction schedule and project staging requirements.

B. Value Engineering:

• A unique, iterative process to balance your desires with your priorities.
• Creative resolution of cost and scope issues to arrive at your final build budget.

C. Supervised, Professional Construction Work:

• Pre-Construction walk-through to meet your Project Manager and review construction logistics.
• Construction work form start to finish
• Regular production meetings, schedules and cost updates.
• An efficient job close through pre-completion, substantial completion and post punchlist procedures.
• Post construction benefits including a close out binder and walk through
• Your Certificate of Warranty
• Ongoing maintenance information as needed and access to our resource and referral network.