Improved design efficiency. Involvement of DA subcontractors earlier in the design process reduces redundancy inherent in the traditional design-bid-build process and helps subcontractors detect and resolve constructability issues before construction starts. The result is a reduction in design-related RFIs during construction, when the potential for budget and schedule implications is the greatest.
A ,sf stand-alone, 15,ton chilled water plant was planned as an unmanned facility to be operated remotely. The structure was steel frame with composite concrete slabs. The skin was architectural precast concrete with some curtain wall and glass. The responses to the RFP were reviewed, interviews were held, and the final selection was made. The four firms were brought on board at the end of design development.
At that point the Building Team decided to convert the steel and precast work to a lump-sum contract. The mechanical and electrical contracts continued as GMPs throughout construction.
In retrospect, the decision to incorporate DA subcontractors at the end of Design Development may not have been the best. Due to the complexity of the project especially the MEP systems , doing so still proved beneficial, but it might have been better to have had the subcontractors on board at the beginning of Design Development. All four contractors were able to stay within the original project budget. The takeaway: Care should be taken during the subcontractor selection process to understand how familiar a subcontractor is with the process of managing a cost-plus contract.
Design-assist also creates a collaborative environment for the design and construction team to work toward a common goal of producing the best building for the owner. Communication is improved throughout the project by ensuring that all members of the Building Team fully understand the goals and priorities of the project. When goals and priorities are established early in the design phase of the project, the frequency and severity of disputes is often reduced, or disputes are resolved more easily because of the relationships formed through the design-assist process.
Greater accuracy in pricing. Early collaboration with DA subcontractors provides the Building Team with more accurate market pricing earlier in the design process, when the cost of making changes is usually less than during construction. DA subcontractors can provide feedback to the team on materials with high price volatility; this enables the project team to lock in pricing and make decisions faster.
Faster speed to market. Including DA subcontractors in the design phase also allows construction coordination to begin during design and simplifies the process of early equipment purchasing.
By involving the subcontractors earlier than in traditional delivery methods, greater collaboration of the DA team can speed up the schedule.
Design-assist ensures a level of understanding of the established project goals and priorities. This minimizes overall construction time by pre-establishing the project team relationships before the start of construction, by reducing the time for the construction team to get up to speed, and by minimizing the time delays associated with RFIs.
More efficient constructability. Incorporating DA subcontractors into the team allows project constructability and phasing difficulties to be more clearly defined during the design process and incorporated into the construction documentation. The team can identify and consider more efficient construction methods, such as prefabrication, which may improve the quality of the completed project and result in more efficient and economical construction.
Once the owner and project team decide the project could benefit from design-assist for select trades, the procurement process can begin.
In design-assist projects, careful planning and execution of the procurement process is critical. All team members must agree on the approach and be satisfied with the outcomes. DA subcontractor trades. Building trades associated with DA see box typically represent the significant contributors to costs, the greatest areas of risk, and the most complex and critical aspects of the design.
Two forms of selection process. This allows the general contractor to take total control over the project, soliciting help and opinions from subcontractors and the owner as necessary. This saves time, and also allows the owner to be more involved in everything from the design to communication.
Streamlining the process to involve only one firm can remove a lot of the issues that can hold up a project. Whatever type of design and construction process you choose, make sure you work with the most reputable companies available. Benchmark Fabricated Steel is available to design and build your steel projects in Indiana.
We specialize in steel construction and have served area clients for nearly 50 years. Similarly, design assist can be a valuable part of the design process and can have a profound effect on the success of a project. When design assist is done right, change orders and requests for information can be reduced, constructability issues can be identified early on, materials can be procured and assembled more quickly, and communication between the design and construction teams can be improved.
MK: After researching delegated design and design assist for a number of years, I believe there is a true consensus in the industry about what these terms mean. However, there is enough misinformation out there that makes it appear that such a consensus understanding does not exist.
Our goal in creating this paper was to set a benchmark for what these terms mean so that misunderstandings can be easily identified. At the end of the day, if everyone on a project is on the same page with respect to expectations in these scenarios, there are real benefits to be achieved by using these design collaboration techniques on a project.
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Tuesday, November 17, Click here to download the white paper , which is in two parts: Part 1 focuses generally on three collaborative techniques—informal involvement, design assist and delegated design Part 2, which will be published at a later date, will address design assist as it relates to fabricated structural steel In the meantime, hear from Mike Koger, a registered architect and director and counsel at the AIA.
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