The construction industry employs several project delivery methods to realize clients' visions. One of these is Design Bid Build (DBB), a traditional project delivery system that has been widely used for decades. This article delves into the intricacies of the Design Bid Build process, providing a comprehensive understanding of its steps, advantages, disadvantages, and key considerations.
Design Bid Build is a three-stage process that involves separating the architectural designing, bidding, and construction phases into distinct stages. This approach allows for clear definition of roles and responsibilities for each participant in the project.
The Design Phase
The Design Phase is the first stage in the Design Bid Build process. During this phase, the project owner engages an architect or engineer to develop the design for the facility or improvement.
In this stage, the designer works closely with the owner to create a detailed design and specification. This includes creating drawings and models of the project, specifying materials and finishes, and ensuring the design meets all relevant building codes and regulations.
The Design Development Phase
This phase involves further refining the design based on feedback from the owner and other stakeholders. The designer will develop more detailed drawings and specifications, and may also produce 3D models or renderings to help the owner visualize the final project.
During the design development phase, the designer will also coordinate with other consultants, such as structural engineers, mechanical and electrical engineers, and landscape architects, to ensure that their designs are compatible and meet the project's needs.
The Construction Document Phase
In this final phase of the design process, the designer prepares the final construction documents, which include detailed drawings and specifications. These documents serve as the basis for the construction bids and will guide the builder throughout the construction process.
The construction documents will typically include a set of drawings that show the project from various angles and levels of detail. They will also include a detailed specification that outlines the materials and products to be used in the project, as well as any special requirements or tolerances.
The Bid Phase
Once the construction documents are complete, the project owner may begin the bidding process. During this phase, the owner invites contractors to submit bids for the construction of the project. The bidders will review the construction documents and submit a proposal, along with a price, to construct the project according to the specified documents.
The bid phase can be a complex and time-consuming process. The owner must evaluate each bid based on its price, the bidder's qualifications, and their proposed construction schedule. The owner may also negotiate with the bidders to reduce the price or improve the bid's terms and conditions.
The Bid Evaluation and Award Phase
After the bids have been received, the owner will evaluate each bid against a set of criteria. This may include the bidder's qualifications, past performance, and proposed construction schedule. The owner may also conduct site visits or interviews with the bidders to gain a better understanding of their capabilities.
Once the owner has evaluated the bids, they will issue an award to the lowest responsible bidder. In some cases, the owner may also issue awards to several bidders, creating a shortlist for future projects or emergency situations.
The Contract Finalization Phase
After the award is made, the owner and the selected contractor will negotiate the terms and conditions of the contract. This process may involve extensive back-and-forth negotiations, as the owner and contractor seek to ensure that their interests are protected.
The final contract will typically include the terms and conditions of the project, as well as the construction schedule and budget. The contract will also specify the payment terms and conditions, as well as any penalties or incentives related to the project's completion date.
The Construction Phase
The Construction Phase is the final stage in the Design Bid Build process. During this phase, the contractor takes over and begins construction of the project according to the construction documents and specifications.
The contractor will typically begin by coordinating with the owner, designer, and other stakeholders to ensure that everyone is on the same page regarding the project's intent and scope. The contractor will also submit a detailed construction schedule and plan for building the project, outlining the various stages of construction and the resources required to complete each stage.
The Site Preparation Phase
Before any construction can begin, the site must be prepared. This may include clearing trees, grading the site, and installing temporary facilities such as trailers and storage containers. The contractor must also obtain any necessary permits and approvals before beginning work.
During the site preparation phase, the contractor may also conduct surveys and tests to ensure that the site is suitable for the proposed project. This may include soil tests, geotechnical investigations, and environmental assessments.
The Construction Phase
Once the site is prepared, the contractor will begin construction of the project according to the construction documents. The contractor will typically begin by building the foundation and framing the structure, before moving on to the mechanical, electrical, and plumbing systems.
Throughout the construction phase, the contractor will be required to inspect and test the various components of the project to ensure that they meet the specified standards and requirements. The contractor may also coordinate with other stakeholders, such as inspectors and utility providers, to ensure that the project meets all relevant codes and regulations.
In the Design Bid Build process, the contractor is responsible for managing the construction phase, while the owner and designer retain responsibility for design-related issues and changes. This allows the owner to maintain control over the design intent throughout the construction process, while the contractor focuses on delivering the project on schedule and within budget.