Building the Future with Brodeur Construction

Stages of a “Design-Build” Construct Project

The Design-Build Process has some distinctions from the Design-Bid-Build method, primarily due to the collaboration between contractors and designers. Below are the main differences:

Step 1: Design

- The design establishes the foundation for the entire construction project. In this stage, the client issues a Request for Quote (RFQ) that encompasses both design and construction services, rather than having two distinct contracts. This approach simplifies the process by enabling the designer to work collaboratively to achieve the design objectives. Subsequently, the integrated project team works together to develop detailed plans and specifications that will direct the construction process.

- The primary activities during the design phase consist of:

- Architectural and Engineering Design: Architects, engineers, and builders work in unison to produce comprehensive drawings and specifications that detail the project’s structural, mechanical, and electrical elements. This includes conceptual design, schematic design, design development, and construction documentation, all incorporating direct feedback from the construction team to ensure practicality and efficiency.

- Development of Construction Documents: After the design is completed, the integrated team prepares construction documents—such as blueprints, specifications, and other technical materials. These documents act as a complete guide for the entire design-build team, ensuring that all members are coordinated and prepared for the construction phase.

- Value Engineering: Value engineering is a systematic approach aimed at enhancing a project’s value by evaluating its functions and minimizing costs. During the design phase, value engineering entails the entire design-build team working together to pinpoint opportunities for achieving project objectives more efficiently and cost-effectively, thereby ensuring optimal resource utilization and project success.

Step 2: Pre-Construction 

The pre-construction phase exhibits similarities in both the design-build and design-bid-build processes, as each approach entails a checklist of tasks that must be completed prior to commencing the construction phase. The key distinction lies in the fact that contractors may manage all subcontractors internally, given that they operate under a single contract. In the design-build framework, the pre-construction phase encompasses the following steps:

- Obtain budget approval.

- Notify city officials, local representatives, and private sector personnel regarding the project.

- Collaborate with the entire team to develop and refine plans or modifications for the construction site.

- Coordinate schedules with the surrounding community and private firms to minimize disruptions.

- Perform an equipment inventory to evaluate needs.

Step 3: Procurement

The procurement stage in the design-build process is more effective as all interactions between the contractor and designer take place within a single organization, rather than involving external contractors. This stage also encompasses project time estimates for materials. 

Step 4: Construction

During the construction phase, the proposed design begins to take shape. To ensure the project maintains its momentum, it is essential to hold regular review sessions—whether weekly, bi-weekly, or monthly—with all pertinent stakeholders. These meetings will facilitate the evaluation of completed tasks, the anticipation of upcoming milestones, the execution of quality checks, and the performance of inspections to guarantee adherence to design specifications and project safety.

The construction process encompasses the following:

- Mobilization of Resources: This step entails coordinating logistics (including the transportation of equipment), establishing temporary site facilities, obtaining necessary permits, and aligning all project stakeholders—such as contractors, subcontractors (if applicable), and suppliers.

- Site Preparation and Foundation Work: The initial tasks consist of clearing and leveling the site, followed by excavation for below-ground structures and foundations. The construction of the foundation begins once soil stabilization has been verified.

- Assembly of Structural Components: All elements, from the framework and floors to roofs and exterior walls, are constructed in accordance with the project design.

- Installation of Mechanical, Electrical, and Plumbing (MEP) Systems: The integration of essential building systems—including HVAC, lighting fixtures, power outlets, plumbing lines, drainage systems, and fire protection systems—is carried out.

- Final Finishing: Work on both interior and exterior elements—such as drywall installation and cabinetry installation—can be executed.

Step 5: Commissioning

Upon the conclusion of construction, the process moves into the commissioning phase. This phase is divided into two primary categories: vertical and horizontal commissioning.

- Vertical commissioning: This involves acquiring the essential approvals and certifications that allow the client to legally operate the building. It includes obtaining a certificate of occupancy from the appropriate authorities—such as the state legislature—indicating adherence to building codes and regulations.

- Horizontal commissioning: This aspect addresses various additional tasks that extend beyond the vertical commissioning scope. These tasks may involve resolving any remaining issues, optimizing systems, performing final inspections, and confirming that all project components are operating as intended. In essence, horizontal commissioning covers all miscellaneous items required to guarantee the smooth operation and functionality of the finished facility.

Step 6: Owner Occupancy

In this stage, all responsibilities related to building management are handed over to the client, confirming their preparedness for moving into the new facility. This encompasses: Handover Documentation: The collection and provision of crucial handover documentation for the client, which includes revised “as-built” drawings along with operation and maintenance manuals. Additionally, all pertinent warranties and guarantees concerning materials, equipment, and workmanship must also be conveyed to the owner, thereby ensuring continued support for their finished project.

Step 7: Project Closeout

This corresponds to step 7 in the Design-Bid Build project: The closeout phase of our project involves an internal assessment of our overall project efficiency. We conduct project meetings with our team leaders, managers, and contractors to pinpoint areas for improvement. Additionally, we emphasize the strengths of the project that we intend to apply in future endeavors.

Integrated Hybrid Model

Recently, organizations have begun to adopt a hybrid model for their construction processes, which integrates the Design-Build and Design-Bid-Build methodologies. During the Design phase, the Integrated Model enables the designer to create a portion of the final project prior to engaging with the contractor. This hybrid approach merges the advantages of both processes by consolidating services under a single contract and collaborating to modify specifications as needed. The construction manager is instrumental in overseeing contracts with subcontractors within this hybrid framework. 

Work With Brodeur Construction, Today!

At Brodeur Construction, we possess extensive experience in utilizing all three models based on what best suits the client. Regardless of the construction method, we make every effort to guarantee that we operate as efficiently as possible. Are you interested in collaborating with us on your upcoming project? Reach out to us so we can talk about your project objectives!