The evolution of LMS Construction in the last two years has been great. Our business is growing very rapidly. For the last 4 years, we have grown 30 % or more, each year. We are so grateful to the wonderful community in the Vail Valley, and our awesome clients! With that business growth comes personal growth and for us, an organic evolution to what works most efficiently, seamlessly, and creatively for LMS. It is very clear to us that LMS is on its way to becoming an Eagle County Design Build Company, and we are transforming our delivery method from Design-Bid-Build, to Design Build, all under the umbrella of LMS Construction. In this post, we will educate you on what the design build method is, the differences between design build, and design-bid-build, and the benefits of using the design build method of construction delivery. This is a two part series, and next week, we will go into our own process as we transition to a design build company ourselves.
WHAT IS DESIGN BUILD?
Design Build is a sought out method of construction delivery where one team works on the project from start to finish- construction, simplified. The designer and builder are on the same team, working closely under a single contract from the beginning of a project to ensure unity and excellent communication. This open communication and closer collaboration enables us to seamlessly actualize otherwise unattainable results. The design build method gives owners a single point of contact for the design and construction phases of the project. You could say it is a simpler way of doing construction than the traditional design- bid- build method. In design build work, one entity carries all responsibility for the job from concept to completion.
WHAT IS THE DIFFERENCE IS DESIGN-BUILD AND DESIGN-BID-BUILD
With the design-bid-build method, the owner manages two contracts- one with the designer, and one with the general contractor. With this method, the homeowner sometimes becomes the middle man- settling disputes while the designer and the builder blame extra costs on one another. With design build project delivery, the owner manages one contract, the designer and builder are on the same team, with a productive working relationship. They provide unified recommendations, and are on the same track. The shift from Design-Bid-Build, to Design Build, has occurred organically in the construction business over the last few decades due to its cost efficiency, time savings, and how it is a much simpler approach than design-bid-build. In the next two years, it is estimated that almost half(47%) of all construction projects will use the design build method. It has happened organically for LMS as well- Lee has always offered design assist work- as the general contractor, he uses universal design principles to offer assistance when clients ask for design help, in order to keep the job moving. Now, we are integrating design into each job so that clients won't have to look elsewhere for anything.
WHAT ARE THE BENEFITS OF DESIGN BUILD?
Cost predictability and Efficiency
The benefits of design build are numerous- the homeowner has one point of contact who specializes in communicating with the builder, and the homeowner is responsible for working with only one entity to stay on budget. Our goal at LMS is to give you a quote, and to stay within 5% of that number. Fluctuations will only occur outside of that 5% with change orders, and additions to the job. With LMS, what you sign up for is what you are going to get. Let it be known that changing your mind in the middle of a project costs money, and time, and time costs money. Did you know that it is common practice for builders to give low ball estimates to get a job, knowing that they are going to end up charging way more? Our quote may be higher, but we will not be low balling to sign jobs, and add money on later.
Design-build construction projects have emerged as a reliable method for enhancing cost control. By integrating the design and construction phases, this approach allows for early collaboration between architects, engineers, contractors, and other stakeholders. This early involvement enables a comprehensive understanding of project requirements, objectives, and budget constraints. With design-build, the team works together to optimize designs, value engineer components, and identify cost-saving opportunities without compromising quality or functionality. Additionally, the streamlined communication and coordination fostered by design-build minimize change orders, delays, and rework, reducing the risk of cost overruns. By embracing a holistic approach to project delivery, design-build empowers effective cost control through collaborative decision making, efficient resource allocation, and the ability to adapt and adjust throughout the construction process, ultimately ensuring the successful completion of projects within budgetary constraints.
Creative Collaboration
The design build method fosters collaboration among all project stakeholders from the outset. The builder and designer will already have a good working relationship established, and view each other as teammates. The designer makes it easier to communicate with the builder, as that is one of their specialties. From our experience, the job will get done faster if the builder is left to focus on the project, and the designer holds the hand of the client- checking in, answering questions. By only speaking with one point of contact, and having NO responsibility to relay messages between builder and designer and vice versa, misinterpretations, and delays are reduced significantly. Design build allows for overlapping design and construction phases-saving precious time- with the builders expertise involved from the beginning. There are advantages of incorporating the builders knowledge, input, and cost analysis from the beginning- improved project efficiency, constructibility, and reduced costly change orders.
Faster Decision Making
The design-build method of construction delivery has proven to be a catalyst for quick and efficient decision making in the construction industry. Unlike traditional methods where the design and construction phases are separate, design-build integrates both aspects into a single, collaborative process. This streamlines decision making by fostering direct communication between designers, builders, and clients throughout the project's lifecycle. With design and construction professionals working together from the outset, potential issues can be identified and resolved swiftly, allowing for agile adjustments and timely decision making. The design-build approach eliminates the need for multiple handoffs, minimizes misinterpretations, and promotes a cohesive understanding of project objectives, resulting in expedited timelines and efficient project delivery. By enabling quick and efficient decision making, the design-build method significantly reduces project risks and enhances overall construction productivity.
Single Point of Contact and Responsibility
One of the significant advantages of the design-build method of construction delivery is the presence of a single point of contact throughout the project. With design-build, clients have the convenience of dealing with a unified team consisting of both designers and builders, eliminating the need to communicate with multiple parties separately. This single point of contact streamlines communication and decision making, as there is a clear and direct line of communication between the client and the design-build team. It reduces the potential for misinterpretation, delays, and conflicts that can arise when coordinating between different entities. Having a single point of contact also enhances accountability and responsibility, as the design-build team takes ownership of both the design and construction aspects, ensuring seamless integration and efficient project execution. This streamlined communication and coordination contribute to a smoother construction process, improved project outcomes, and a more satisfying client experience.
In conclusion, the design-build method of construction delivery has revolutionized the construction industry by fostering collaboration, efficiency, and innovation. By integrating the design and construction phases into a single, cohesive process, design-build enables quick and efficient decision making, reducing project risks and enhancing productivity. The method empowers cost control through early collaboration, value engineering, and streamlined communication, ensuring projects are completed within budgetary constraints. Moreover, design-build encourages unique design and construction innovations, more sustainable practices, and prefabrication methods. With a single point of contact, clients benefit from simplified communication and a more seamless project experience. Overall, the design-build method has proven to be a game-changer, delivering successful projects that meet client expectations while driving efficiency, quality, and sustainability in the construction industry.
We hope this has helped you to understand the significant differences in the two different construction project delivery methods, and has peaked your interest in our work moving forward. come back next week to read about how we at LMS Construction are bringing design to build to life in our business, and what that process looks like!
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