By��Jason Permenter��

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

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

Understanding the��Design-Bid-Bid Process��

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

In the Design-Bid-Build��process, the design team, typically consisting of a��lead��architect and a team of design consultants and engineers,��works with the��owner to��program and��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,��and finally,��construction documents.��

Upon completion��of detailed design, the��architect or��owner’s��representative will��solicit��competitive sealed proposals from��general��contractors��leading to “hard bid”��lump-sum��responses from��general��contractors. These responses are typically ranked by fee,��with the qualified bidder��that��submits��the lowest number��winning the project.��The process seems simple enough, but there are��a number of��challenges and pitfalls for the savvy��owner to be aware of.����

Common Challenges with Hard-Bid Projects��

The primary challenge with a hard-bid project��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��or��additional��scope not captured in the original design.��These items will lead to the dreaded��change��order,��typically increasing the total contract.��This��can create an��adversarial��relationship��between��the��owner,��architect, and��contractor,��and��also��create risk for significant��schedule��delay and cost overrun.��������

Compounding this challenge,��owners may find that, once all bids are received, they are already significantly beyond the planned project budget.��At this stage, they may feel like there is limited ability to get the project back on budget now that they are “locked in” to a completed set of plans they��can’t��afford.��

Owners may also have concerns with��quality, safety, and financial capability��of a “low-bid”��contractor,��which may add��additional��risk to the project��they are uncomfortable with.��

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

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

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

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.��

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

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.��

Dekker’s 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’s Legislative Committee. He also��served as��President of the Southern California Chapter of the Construction Management Association of America (CMAA) in 2021 and currently��is��the��immediate��past chair��the CMAA Foundation Board.����

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By Aaron Jobson��

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.��

Understanding Design-Build����

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.����

The Role of Design-Build in Education Projects��

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

• 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.��
• 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.��
• 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.��

Traditional Design-Build Approach��

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:��

• Single Point of Responsibility: The owner works with one contract, simplifying communication and accountability.��
• Faster Project Delivery: With design and construction phases overlapping, projects often progress more quickly.��
• Cost Certainty: The DBE provides a lump sum or guaranteed maximum price early in the process.��
• 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.��

This approach is well-suited for projects with defined scopes, minimal expected changes and a short timeframe for completion.�� 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.������

Progressive Design-Build Approach��

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:��

• Two-Phase Process: The project is developed in two stages: pre-construction (collaborative planning and design) and construction.��
• Owner Involvement: Owners actively participate in design decisions, ensuring alignment with project goals.��
• Flexibility: This approach allows adjustments to scope, budget and schedule as the design progresses and includes significant community engagement during the process.����
• 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.������

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.��

To read the full article, including a case study on Gavilan College, check out��the of �鶹������.��

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

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WASHINGTON, Conn.—The 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’s 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’s 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’t 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’s 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’s 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’s 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’s 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’s 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 — where design and construction are housed under the same roof — 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’s marketing department since joining the company in 2004.

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