Design-Bid-Build (DBB) Delivery Method
Old Alt New’s standard Architectural Services contract is written for a Design-Bid-Build project delivery method. This is a traditional method of project design and construction and includes three distinct parts, which are kept separate from one another for the sake of clarity, transparency, and legal responsibilities.
1) Design
In the first phase of the project, an Owner hires an Architect to develop, design, and document a comprehensive set of permit and construction drawings. These drawings become the basis for the Bidding phase. Design consultants and engineers are usually hired by the owner as well; their expertise and input is coordinated by the Architect and combined into the drawings.
2) Bid
In the second phase of the project, general contractors review the prepared construction documents to create a bid, or the price it will cost the Owner to hire the general contractor to perform the construction necessary to satisfy the construction documents. For the bid to be accurate, it is important that the general contractor fully understand the construction drawings; general contractors will often consult with their subcontractors to create a list of questions for the Owner and/or the Architect to help better understand the project scope. For fairness and transparency, questions and answers are shared among all bidding general contractors.
All bids are submitted by a specified date. The format and specificity of bids may vary, but most bids will break down the cost of materials and labor and all bids provide a proposed schedule of construction. With all bids collected, the Owner can compare the bids (often with the help of their Architect) and award the project’s construction contract to the most appropriate general contractor.
There are other strategies for project delivery (Design-Build, General Contractor-Led-Design-Build aka Construction Manager at Risk, Owner as General Contractor) each with its own pros and cons. Please ask if you would like to learn more.
3) Build
After a separate Owner-Builder contract has been signed, the general contractor will begin construction services according to the schedule and sequencing outlined in their bid. Subcontractors will come and go as construction passes. The Architect reviews the construction progress regularly for compliance with the agreed-to construction documents. During most builds, challenges arise (specific materials are unavailable, the site’s existing conditions are different than expected, specific scopes of work take longer to complete than anticipated, etc.). The Owner, Architect, and contractor work together to resolve the issues as they arise and find acceptable solutions. The details of this working relationship are established in both the Architectural Services contract and the Owner-Builder contract.
The build phase concludes when the general contractor ‘turns the project over’ to the Owner full use of the finished construction project is permitted. Some contractual obligations may still remain in place after the build is complete (paint touch-ups, mechanical equipment tuning and commissioning, final punch list review, finish photography), but all major work has been substantially completed.