Architect Dean Camlin of Dean Robert Camlin and Associates, Inc., an architecture firm located in Maryland, deals with a variety of building and design projects everyday. People often have questions about the best method in which to design and build their own homes and businesses, and he explains the differences in an easy to understand manner. If you are wondering whether you should choose the Design-Bid-Build method, the Design-Build Method, or the Negotiated-Bid method, the following will help you understand each method.
Design-Bid-Build
According to Camlin, the Design-Bid-Build method “… is the traditional arrangement in which the design professional (architect, engineer, or other designer) is hired by the owner first, to create a design according to the client’s needs. This design is then presented to qualified builders who submit their bids, and a contract is made with the winning bidder to build the project.” This method is broken into three phases, so clients can evaluate results as they move from phase to phase. During the design phase, the architect and client work together to create a plan for the building. Basically, the architect takes what the client has in mind and uses his expertise to create a plan for something that is safe, attainable, and affordable. Other professionals such as electrical and mechanical engineers may also be included in this phase, as well as a landscape architect who works on the exterior aspects of the project. This phase takes the client’s vision from an idea to a drawing or model.
Once the design phase is complete, it is time for the bid phase. General contractors view the plans that were created by the architect and create a cost and time bid for turning the design into a building. If any questions arise concerning the plans, the architect and contractors work together to find a solution. Subcontractors may also be involved in this phase and will include their cost in the overall bid. Once a design is chosen at a contractually agreed upon price, the construction phase begins. Choosing the builder is sometimes called “awarding the project,” and at this point, the actual construction on the project begins with breaking ground on the project.
Design-Bid-Build is the most common method of completing a project because a number of benefits are associated with it. Because there are three phases, it is easier to catch errors before building begins. The bid phase allows several contractors to view the plans, so if there are any issues, the architect has an opportunity to clear up the problem before the building phase. This is also a fair way to allow contractors to bid on the project because all of them are free to create a bid based on their ability to provide for the client. Since the bidding is open to a variety of potential contractors, the client is able to choose the best work for the best price, allowing the system of professional competition to do its part.
Design-Build
The Design-Build method is another way in which to handle an architectural project. According to Camlin, in this method, “… the client hires one entity (which could be the architect, the builder, or a joint-venture between them) who then assumes responsibility for both design and construction. Using this method, the client simplifies its legal position by having only one agreement; however, this advantage may be offset by some uncertainty as to the final design.” Some choose this method because it may shorten the time between deciding to build and having a finished project due to the collaboration. Since the architect and the builders do not need to wait until all phases are complete before moving forward, building can begin on one section of the project while plans are still being designed on another part. Other benefits of Design-Build include easy-flowing communication between the client and the professional team, as well as increased accountability. Since a client is working with only one representative, this makes information gathering easier and prevents any member of the team not feeling responsible for an error because it did not happen during his phase of the project.
Negotiated-Bid
The final method, Negotiated-Bid, is similar to each of the other methods in some ways. But the initial focus is on the budget of the project, as opposed to the vision of the client. According to Camlin, “A Negotiated-Bid project is one in which the builder is selected at the beginning of the design. The builder knows what the project budget is, and works with the architect as the design develops to assure that it does not exceed it. This may allow for a less adversarial flavor to the design and construction process than the other methods, but loses the competitive advantages of the bid process.”
Each of these methods has advantages and disadvantages. If you will be planning a building project in the near future, it is important you understand your options. Speak with an experienced architectural firm like Dean Robert Camlin and Associates, Inc. to learn more.
