Architects and Contractors work together because we need each other to complete projects successfully. Integral to this discussion of how we work together and the method of project delivery is the priority of design and profit among the owner, architect and contractor. Design-build as been paraded as a better and faster way to complete projects, but there are obvious flaws and conflicts of interest in this method. By adapting the traditional design, bid and construct process for better cost controls and a tighter schedule, it incorporates the benefits of design-build where appropriate without abandoning the cost advantages of competitive bidding for the homeowner.
My experience has been the traditional owner/architect design collaboration, then selective competitive bid process provides the best outcome. Everyone involved must respect their roles in the project to get along, and a certain level of competency and integrity is necessary. The owner must start with a realistic budget and understand and communicate his needs effectively. The architect and other consultants need to listen to the client, understand zoning and building codes, construction methods and costs, and provide accurate and detailed drawings. The contractor must know construction methods and costs, provide the owner with an accurate bid, and build according to plans and building codes.
For design-bid-build to work well, I maintain on-going communication during both design and construction periods on design, construction and cost, and obtain rough estimates from contractors for preliminary designs. Owners have the chance to consider different design concepts with associated costs which helps to identify and prioritize what they want. The clients desires are communicated thoroughly in the construction drawings reducing mistakes and construction changes later on. Although contractors could miss out on future change orders, satisfied clients are great reference for future work, and the contractor can build effectively and profitably.
To adapt some of the elements of design-build into design-bid-build, additive or subtractive bid item alternates can be used for construction cost controls. This has the advantage of identifying costs up-front and allowing the homeowner to choose design elements to stay within budget. Several methods are be used to speed the process: Bidding can occur during the building permit plan check period. Interior finishes and fixtures can be selected uring the construction period, and can be adjusted for the construction budget. Contractors would rather not compete against other contractors for work, but prices can vary by 30% among equally qualified contractors. Much of the cost difference is a result of how much of the work a contractor can accomplish with his own men verses how much work has to be subbed to another contractor.
Without competent architects or contractors, this traditional design-bid-build process has flaws. There are architects that do not listen to clients well or fail to determine their needs, over-design for the budget, provide poor designs and incomplete drawings. As the architects only defense, most don't do this to enrich themselves. Good contractor directed design-build or positive contractor involvement could help these projects.
There are also contractors that will 'go rogue' on the design, bid on projects deceptively, bill clients for construction mistakes or hours not worked, and build poorly. A contractor will often fail to tell an owner that something he requested will cost more, but presents a change order for this work after it is complete. An experienced and independent architect engaged from project start to completion can keep a project on track under these conditions. But the problem I've consistently experienced with the contractor providing designs or costs before the design is complete is the reduction of quality in the completed home.
It is better to start with trying to achieve a project meeting or exceeding the homeowners expectations and then redesign if necessary after bids to fit it within a budget. If a contractor starts with a budget and a poor design idea then dictates what design is possible within that budget the owner will have missed an opportunity to obtain the maximum benefit for his time and money. For some contractors, a construction budget is viewed as two pieces of one pie: construction costs and their profit. There is an incentive for the contractor to reduce the cost of building and maximize profits. With a fixed budget project, many contractors will promote the smallest, easiest and least expensive type of construction, even when the homeowner's budget will obtain much more. A contractor can view every reasonable homeowner's desire, an architects fee or design suggestion as not just an increase in construction costs, but a reduction of his profit.
With a contractor design, design can suffer starting at the conceptual stage, lacking in quality before even drawn or built. By failure to imagine what is possible, lacking the time or ability to consider various design options, many contractors will settle for what is most economical and expedient, which also happens to be most profitable. Although many homeowners are satisfied with a functional shelter and nice finishes within their budget, this is vernacular building and not design or architecture. And when the contractor designs do not meet the owners needs, or zoning or building codes, the additional work needed to make the structure legal or aesthetically acceptable become an additional change order cost for the owner.
If an architect gets involved after the contractor has been 'designing' with the homeowner, the results can be better but it is very difficult for the architect to suggest another design. Since the architect is really dependent on the contractor for bringing him this project, it is even more difficult for the architect to suggest to the owners that they can get a larger or better home or remodel/addition if they obtained competitive bids from two to three different contractors.
It is the correct siting, space arrangement, scale and configuration, the volumes enclosed and not the enclosure itself that can make a home exceptional. These priceless qualities are the least expensive part of home construction where a well conceived architectural design can add value. The cost of architectural design is easily made up in construction cost savings by clearly communicating the homeowners desires, having clear and detailed drawings for the contractor and subcontractors to accurately estimate or bid the work, and having complete drawings to build from.
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