By听Jason Permenter听

Design-Bid-Build, commonly referred to in the construction industry as a 鈥渉ard bid鈥� project, refers to the construction delivery method commonly听utilized听by听school听districts and other education providers, in which the design team is hired directly the听owner.听听

The common听perception听is that once this delivery method听is chosen,听that鈥檚听it.听The听project’s fate is sealed, and听once design and bidding are complete,听the听owner is听stuck with the bids they receive, irrespective of their project budget,听and听with a limited ability at that point to cut cost听overruns or meet aggressive schedule expectations. However,听for owners that have already听chosen this delivery method for听a听project,听all is not lost.听The听careful听selection听of a听general听contractor听that听will听work collaboratively听with the听owner and design听team can help rescue the project,听delivering听effective solutions to improve听budget and schedule听outcomes.听

Understanding the听Design-Bid-Bid Process听

Owners commonly choose the Design-Bid-Build process for听a number of听reasons.听The attractiveness of competitive pricing is听perhaps the听biggest driver, along with a听perception听of budget certainty;听or,听maybe that听is simply how听a school听district or education provider has always done things.听

In the Design-Bid-Build听process, the design team, typically consisting of a听lead听architect and a team of design consultants and engineers,听works with the听owner to听program and听develop a detailed set of plans and specifications for the project through a series of design phases. Typical phases include programming, schematic design, design development,听and finally,听construction documents.听

Upon completion听of detailed design, the听architect or听owner鈥檚听representative will听solicit听competitive sealed proposals from听general听contractors听leading to 鈥渉ard bid鈥澨齦ump-sum听responses from听general听contractors. These responses are typically ranked by fee,听with the qualified bidder听that听submits听the lowest number听winning the project.听The process seems simple enough, but there are听a number of听challenges and pitfalls for the savvy听owner to be aware of.听听

Common Challenges with Hard-Bid Projects听

The primary challenge with a hard-bid project听is that the bid only applies to exactly what is included in the plans and specifications. Items not captured can include scope gaps or missing scope, unforeseen conditions听or听additional听scope not captured in the original design.听These items will lead to the dreaded听change听order,听typically increasing the total contract.听This听can create an听adversarial听relationship听between听the听owner,听architect, and听contractor,听and听also听create risk for significant听schedule听delay and cost overrun.听听听听

Compounding this challenge,听owners may find that, once all bids are received, they are already significantly beyond the planned project budget.听At this stage, they may feel like there is limited ability to get the project back on budget now that they are 鈥渓ocked in鈥� to a completed set of plans they听can鈥檛听afford.听

Owners may also have concerns with听quality, safety, and financial capability听of a 鈥渓ow-bid鈥澨齝ontractor,听which may add听additional听risk to the project听they are uncomfortable with.听

How听Butler Cohen听Resolves Hard Bid Challenges/Value Engineering听

As a Texas-based听general听contractor,听Butler Cohen听faces this challenge听frequently:听the听firm has听been awarded the project, but听the听owner鈥檚听budget听is significantly below our winning bid. Due to our firm鈥檚 deep experience听with alternative delivery methods,听including Design-Build, we听are able to听rapidly听integrate our听preconstruction team听and other in-house resources听into the existing project team,听establishing听open lines of communication between the听owner,听architect听and听contractor.听

We听utilize听proactive problem-solving and change management strategies,听leveraging听our听expertise听in value engineering and cost control听to trim the fat while still delivering a high-quality and functional facility that meets the听owner鈥檚 project vision.听At the same time, we听exercise听our听subcontractor network to听identify听potential cost savings strategies听and alternatives.听

Read the full article, including a case study on successful intervention for private school expansion, in the .

Jason Permenter is Pre-Development Manager for Butler Cohen.听

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The DBIA鈥檚听board of听directors plays a vital role in guiding the organization鈥檚 mission to advance design-build as an effective and efficient project delivery method.听As a board member, Dekker will help shape national policy, champion industry education and foster collaboration among owners,听designers听and builders to improve outcomes for communities nationwide.听

Dekker’s induction into the DBIA College of Fellows reflects his commitment to sparking lasting change across the AEC industry by championing collaborative delivery methods, especially Progressive Design-Build (PDB). In 2023, he led the effort behind California Senate Bill 706 (SB 706), signed into law by Governor Gavin Newsom, which now enables cities, counties and special districts statewide to use PDB. Since its passage, California has seen a rapid rise in public projects delivered through this approach.听

Dekker鈥檚 policy leadership is matched by his active service to the profession. He served as President of the DBIA Western Pacific Region in 2022 and has since shaped national policy as a member of DBIA鈥檚 Legislative Committee. He also听served as听President of the Southern California Chapter of the Construction Management Association of America (CMAA) in 2021 and currently听is听the听immediate听past chair听the CMAA Foundation Board.听听

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By Aaron Jobson听

In the realm of educational facilities, the design-build project delivery method has gained significant traction due to its efficiency, cost-effectiveness and collaborative nature. This approach, which integrates design and construction services under a single contract, offers a streamlined process with two primary approaches: traditional design-build and progressive design-build. This article will explore the use of design-build project delivery in education projects, comparing the two approaches and looking at successful project examples.听

Understanding Design-Build听听

Design-build is a project delivery method where a single entity, known as the design-build entity (DBE), is responsible for both the design and construction of a project under a single contract. This method contrasts with the traditional design-bid-build approach, where the design and construction phases are separate, and the owner must manage two contracts. The design-build method can offer several advantages, including faster project delivery, reduced costs and improved communication and collaboration among project stakeholders. However, there are important considerations for any school project pursuing this delivery method to ensure it is set up for success.听听

The Role of Design-Build in Education Projects听

Educational institutions are increasingly adopting the design-build method for their construction projects. The reasons for this shift are manifold:听

• Efficiency and Speed: The design-build method allows for overlapping design and construction phases, which can significantly reduce the overall project timeline. This is particularly important for educational institutions that often face tight schedules and need to minimize disruptions to the academic calendar.听
• Cost Savings and Certainty: By integrating design and construction services, the design-build method can reduce costs associated with project management and coordination. Additionally, the DBE can provide a guaranteed maximum price early in the process, offering greater cost certainty.听
• Collaboration and Innovation: The design-build method fosters a collaborative environment where the design and construction teams work together from the project’s inception. This collaboration can lead to innovative solutions that enhance the functionality and sustainability of educational facilities.听

Traditional Design-Build Approach听

The traditional design-build approach involves selecting a DBE based on a competitive bidding process. The DBE is responsible for both the design and construction phases, and the project is typically delivered under a lump sum or guaranteed maximum price contract. Key features of the traditional design-build approach include:听

• Single Point of Responsibility: The owner works with one contract, simplifying communication and accountability.听
• Faster Project Delivery: With design and construction phases overlapping, projects often progress more quickly.听
• Cost Certainty: The DBE provides a lump sum or guaranteed maximum price early in the process.听
• Bridging Documents and RFQ/P: The district or school must engage a separate architecture or program management firm to work with stakeholders to create a preliminary design for the Request for Qualifications (RFQ) and Proposals (P) process, often called bridging documents. This is essential to make sure the DBE scope is clear, and the district receives competitive proposals.听

This approach is well-suited for projects with defined scopes, minimal expected changes and a short timeframe for completion.听 Some of the challenges can be the time required to create bridging documents and conduct the RFQ/P process, as well as potential changes in design and approach from the bridging documents to the DBE team. It should also be noted that the district gives up a certain amount of control over the details of the final design to the DBE to stay within the contracted guaranteed maximum price.听听听

Progressive Design-Build Approach听

The progressive design-build approach builds on the principles of traditional design-build but offers greater flexibility during the early stages of a project. In progressive design-build, the owner selects a DBE based on qualifications rather than cost and collaborates closely during the design phase before finalizing the price and construction details. Key features of the progressive design-build approach include:听

• Two-Phase Process: The project is developed in two stages: pre-construction (collaborative planning and design) and construction.听
• Owner Involvement: Owners actively participate in design decisions, ensuring alignment with project goals.听
• Flexibility: This approach allows adjustments to scope, budget and schedule as the design progresses and includes significant community engagement during the process.听听
• Streamlined Selection Process: Because the DBE does not provide a guaranteed maximum price at selection, a combined RFQ/P process can be used, and separate bridging documents are not required.听听听

The progressive design-build approach is ideal for complex projects with evolving or uncertain budget, scope and design requirements. It is particularly beneficial for educational institutions that need to accommodate changing needs and priorities and would like to include significant community engagement throughout the project lifecycle.听

To read the full article, including a case study on Gavilan College, check out听the of 糖心少女.听

Aaron Jobson is president and CEO of Quattrocchi Kwok Architects in Santa Rosa and Oakland, Calif., and is a member of the 糖心少女 Editorial Advisory Board. He can be reached at aaronj@qka.com.

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WASHINGTON, Conn.鈥擳he S/L/A/M Collaborative and Construction Services (SLAM) has just announced the successful completion of a new fitness space, the Emerson Fitness Center, for The Gunnery, a co-ed boarding and day school for students in grades 9-12 located in Washington. This collaborative design-build project transformed a 3,000-square foot theater building on the school鈥檚 campus into a new athletic, fitness and weight training facility for the student population and staff to use year-round.

The integrated design-build team at SLAM worked with the school to develop a program, reconfigure the existing space, propose conceptual imagery, develop a project budget and phased logistics plan for fast-tracked construction work on the occupied campus.

Interior renovations of the double-height wood frame structure, with exposed ceiling steel truss work, included new flooring, lighting, wall treatments, a mirror wall, and a mezzanine space, formerly housing the theater鈥檚 sound and lighting booth, now set up for Peloton bikes.

The S/L/A/M Collaborative (SLAM) is a national, multi-disciplinary design firm offering architecture, planning, interior design, landscape architecture, site planning and structural engineering services.

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The back of a napkin may be a famous medium for getting an idea off the ground, but when it comes to early design and pre-construction on multimillion-dollar school and university projects, it just doesn鈥檛 cut it. Thankfully, (BIM) is giving the ideas of architects and designers the respect they deserve.

What Is 5D BIM?

Five-dimensional building information modeling (5D BIM) is the real-time display of fully valued parametric building components within a virtual model. It allows experienced users to create models that demonstrate how changes to materials, layouts, square footage and other design elements not only affect the appearance of a facility, but also the cost and schedule of construction (dimensions four and five). It鈥檚 a type of Macro BIM, which is a technology that allows estimators to model facilities at the earliest stages of design.

The 5D Macro BIM approach marries the artistic form of design with the strategic function of a building鈥檚 architecture and increases transparency in the process. With 5D Macro BIM, anything school and university design teams can dream up can easily be modeled and examined: creative design concepts, clever exterior finishes, innovative layouts, and uniquely shaped and aligned departments and floors in varying sizes. And expenses are clearly pegged to materials, labor or soft costs.

Here鈥檚 how 5D BIM is delivering real value for education clients:

• Visual and data modeling capabilities translate into a better understanding of project scope. Formulas drive costs on each building system based on the specific design, materials, site conditions, phasing and other parameters according to the institution鈥檚 timeline.
• The entire project team develops an understanding of the proposed design, assumptions and cost drivers. They then have a concise and accurate description of scope, cost and schedule, which directly impacts funding decisions.
• Data is provided in real time as the model is developed or changed. Alternative concepts can be easily explored, while school or university officials and the project team can see the cost and other data unfold instantaneously. This drastically shortens design and estimation cycle time. Reliable, accurate updates in real time drive efficiency.
• Databases make it possible to leverage not only historical data, but also industry experience. Using data from specific sectors is a significant advantage to institutions that place a high value on proven success.
• All major project stakeholders can visualize the end product and understand exactly what鈥檚 included in the budget. For school and university officials, transparency is crucial.
• Updating the model automatically changes the construction costs in real-time. What-ifs become productive and engaging solution missions for the entire team.

This software also allows construction firms to make faster and smarter decisions, offer a wider range of cost options and use fewer personnel during the early business assessment and design stages. When used by companies that already subscribe to a 鈥� where design and construction are housed under the same roof 鈥� the benefits are compounded. Costs from back-and-forth between the two disciplines are all but eliminated when change is realized in real time.

Todd Imming is director of marketing for , headquartered in Highland, Ill., and has led The Korte Company鈥檚 marketing department since joining the company in 2004.

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