The Linbeck Group [ Company ]

Innovative Idea - Design-Build

It’s been touted as everything from “the demise of the industry” to “the wave of the future” but there is no denying that it is increasing in popularity with Owners. Design/Build is what is known as a “project delivery method” and is a sister to other delivery methods such as Construction Management and the older, traditional model of Design/Bid/Build. In Design/Build or D/B for short, there is still an architect and a builder but the difference is in the team’s organization. Under Construction Management and Design/Bid/Build, the Owner has separate contracts for the architect and the builder. Under D/B, the Owner has only one contract with a “design/build entity”. The lead in the entity can be either an architect or builder but it is typically the latter because most architectural firms are not inclined or structured to manage the risk of delivery for a project. In its essence, D/B is simply a legal format for structuring a team.

Under D/B, the Owner is engaging a single point of responsibility, Linbeck, as the design/builder to help properly assess, program, design, and construct their new facility. Linbeck has completed several projects using the Design/Build method both by structuring a complete team at the outset and by having the client participate in the selection of the architectural partner. Some companies actually have design services in-house. This is fine for smaller, less complex facilities such as warehouses or simply retail centers but is typically not appropriate for larger, more complex projects where architectural expertise specific to that project type should be employed.

Depending on the type of project, Design/Build can have many advantages. Some examples include:

Faster Delivery:

Design/Build projects are known for their speed of delivery because both design and construction can happen concurrently thereby shortening the development cycle for a project. For one, the team selection is much faster because the design/builder often assembles the team in advance or has narrowed the choices for the client based on their own due-diligence. Secondly, the D/B team can start construction early by issuing partial sets of drawings rather than by waiting for the entire set to be complete. For instance, a civil package may be issued first in order to start ground clearing followed by a foundation package and then a structural package. One downside to this approach is that costs must be carefully controlled. Linbeck, with one of the most sophisticated conceptual cost estimating departments in the country, is an expert a helping our clients understand the “true” costs of their facilities even before design begins so they can feel at ease using this phased-document approach.

Lower Cost:

Design and construction is all about productivity. When a client purchases the services of a design/builder, they are purchasing a “professional service” both for the design of the project (architectural services) and for the professional management of the construction (construction management services). D/B, because the team is more coherent and has often worked together, can simply be more productive. This helps lower professional service costs. Additionally, because of Linbeck’s expertise, projects can often be built with less documentation than a normal project because the team can utilize “performance specifications” in lieu of full documentation. Subcontractors have more freedom to utilize the most productive means and methods under a performance specification as long as it meets the required performance criteria. This makes the subcontractors more productive and is often reflected in lower pricing for the project.

Less Management Required From the Client

Under D/B, the client has only one single point of responsibility, Linbeck. In this arrangement, the architect and their consultants (e.g. engineers, specialty consultants) are all contracted directly to Linbeck. As such, the client is freed from such mundane tasks as reviewing and executing multiple contracts, monitoring the performance of multiple entities and paying multiple invoices. With Linbeck leading a Design/Build team, we take care of all of that for you while keeping you informed all the way. Our clients are involved to the extent that they want to be but can minimize the use of their in-house resources if desired.

While there are many advantages to D/B, there are also some disadvantages. The biggest one is that one entity (either the architect or the builder) is technically not working for the client—they are working for the lead design/builder because that is how they are getting paid. In a dysfunctional D/B organization, the secondary party may not feel that they can exercise their full expertise because they are beholden to the lead party. Poor D/B teams do not allow for the exercising of the “collaborative tension” that is present in arrangements where both the architect and builder are contracted separately to the client.

At Linbeck, we believe that some of the best solutions come from having an environment that values the free exchange of information and ideas. We avoid any problems with “group think” by ensuring that the client has unfettered access to all members of the team and by tying the entire team’s compensation to a specific set of goals that are outlined by the client in advance. Linbeck facilitates this process very early in the assessment phase to ensure that all parties know what is important to our clients.

The appropriate project delivery method is highly dependent on the kind of project that is envisioned, the goals of the clients and the expertise within a client’s organization. Design/Build, Construction Management, and even Design/Bid/Build have their place. Linbeck can help you decide which is most suitable to your situation and goals.