Design and Construction Delivery Methods
At ThYNK Design, LLC, we recognize that selecting the right project delivery method is crucial to achieving your project goals. Each method influences how the architect works with you, the construction team, and other stakeholders, affecting everything from timelines to costs and design control. Below is an overview of the most common project delivery methods, outlining how each impacts the architect's responsibilities and what you, as the client, can expect from our services.
Design-Bid-Build
Design-Bid-Build is the traditional project delivery method and involves three distinct phases: design, bidding, and construction. In this process, ThYNK Design, works directly for you, ensuring that your vision is realized before construction begins.
How We Support You:
Full Design Responsibility: We manage the entire design process from start to finish. ensuring your requirements are fully reflected in the construction documents.
Oversight During Construction: Once construction begins, we continue to represent your interests, overseeing the contractor's work to ensure it aligns with the approved plans and specifications.
Why Choose DBB:
Clear Design Control: You retain full control over the design before the contractor is
Competitive Bidding: By finalizing the design before bidding, you can invite multiple contractors to bid, ensuring competitive pricing.
Considerations:
Longer Project Timeline: Since design must be completed before bidding and construction can begin, this process may extend the project schedule.
Design Build
Design-Bid-Build is the traditional project delivery method and involves three distinct phases: design, bidding, and construction. In this process, ThYNK Design, works directly for you, ensuring that your vision is realized before construction begins.
How We Support You:
Early Collaboration: Our team works in tandem with the contractor from the onset, ensuring the design is developed with real-time construction input.
Fast-Tracked Delivery: Design and construction phases can overlap, allowing for a more efficient, streamlined process and potentially reduced project timelines.
Why Choose DB:
Faster Project Delivery: This method allows for a more integrated and efficient project, reducing the overall duration.
Cost Control: Close collaboration between the design and construction teams can lead to fewer unexpected costs during the build
Considerations:
Reduced Direct Control: Since the design-build contractor is responsible for both the design and construction, you may have less direct oversight compared to other methods.
Bridging Documents
The Bridging Documents method is a hybrid between Design-Bid-Build and Design-Build. In this approach, we, as your architect, create preliminary design documents, outlining the key design elements. These documents serve as a guide for the design-build contractor who completes the final design and construction.
How We Support You:
Design Control Early On: We work closely with you to develop detailed design documents that serve as the foundation for the contractor's work, ensuring your vision is cleanly communicated.
Ongoing Oversight: While the contractor completes the project, we remain involved to ensure the final design stays true to the initial intent.
Why Choose Bridging Documents:
Owner Control in Design: You have more control over the design compared to a traditional Design-Build method.
Faster Construction Start: Because the initial design work is completed before contractor selection, construction can begin more quickly.
Considerations:
Potential for Overlap: Coordination between the architect's initial design and the contractor's final execution is key to avoiding conflicts and maintaining design integrity.
Construction Manager at Risk (CMAR)
In the Construction Manager at Risk (CMAR) method, you hire a construction manager early in the design process. The CM provides input on cost, schedule, and constructability, ensuring that the design stays within budget. The CM guarantees the maximum price for construction, mitigating the risk of cost overruns.
How We Support You:
Collaboration with CM: We collaborate closely with the construction manager throughout the design process, ensuring that our designs are efficient and buildable.
Design Flexibility: You can continue to refine the design during the construction process without worrying about exceeding the maximum price set by the CM.
Why Choose CMAR:
Cost Certainty: The Guaranteed Maximum Price (GMP) ensures that your project remains on budget.
Early Cost and Schedule Input: The CM provides valuable feedback during the design phase, which helps avoid cost and schedule overruns later.
Considerations:
Increased Complexity: This method requires more active collaboration between the architect, construction manager, and owner to ensure the project runs smoothly.
Integrated Project Delivery (IPD)
Integrated Project Delivery (IPD) is the most collaborative project delivery method, where the architect, contractor, and owner work under a single agreement, sharing risks and rewards. The entire project team works closely from the beginning, promoting innovation and efficiency.
Why Choose IPD:
Highly Collaborative: This method is ideal for projects that require close coordination and innovation, ensuring all stakeholders work toward common goals.
Faster and More Efficient: Streamlined decision-making and collaboration can significantly reduce project timelines and improve outcomes.
How We Support You:
Collaborative Team Environment: From day one, we work as part of a fully integrated team, collaborating closely with you, the contractor, and other key players to make decisions that benefit the entire project.
Shared Accountability: The project's success is shared among all team members, which aligns everyone's goals and minimizes conflicts.
Considerations:
Trust and Communication: IPD requires a high level of trust and open communication between all parties, making it best suited for experienced teams and complex projects.
Which Delivery Method is Right for Your Project?
Each project delivery method offers unique benefits, and the right choice depends on your priorities in terms of cost, timeline, and design control.
If you value control over the design and a clear, structured process, Design-Bid-Build might be your best option.
If you need a faster timeline and are open to collaboration, Design-Build could streamline your project.
For complex projects where you want early design control but prefer contractor input during the build, Bridging Documents offer a balanced approach.
If cost certainty is a key concern, CMAR provides a guaranteed maximum price while allowing flexibility in the design phase.
If you're looking for a highly collaborative and innovative approach, IPD may be the best fit for complex, high-stakes projects.
At ThYNK Design, we're here to guide you through the decision-making process and help determine which delivery method will best meet your project goals. Our team is experienced in all these methods, and we can tailor our approach to suit your specific needs.