1. design-build
The design-build model offers clients the benefits of a fully consolidated and seamless project execution by a team invested in common purpose from the outset. It is a one-stop destination with designers and builders under the same roof. The involvement of the lead carpenter, project manager, and key sub-contractors early in the design sequence informs and refines the design process (see bottom portion of diagram below). It also enables an increasingly accurate cost estimation during design development and pre-construction phases. In short, a good design-builder delivers extraordinary results while working with clients’ budgets by being knowledgeable, creative, and efficient.
2. architect-contractor by negotiated bid
Sometimes, clients select a contractor when design has been initiated by their architect. Very often, the architect brought in a trusted general contractor early on in the design process, typically around the end of schematic design. In each of these cases, the contractor can offer invaluable insights regarding technical details, as well as material and labor costs which contribute significantly to the finalization of the design and specifications. This is an approximation of the design-build model which results in a negotiated construction bid.
3. architect-contractor by competitive bid
In this traditional relationship, the architect completes the design and then solicits a competitive construction bid. Together with the client, the architect selects a contractor based on the reputation, management style, references, estimated cost, and availability, etc. While it is not impossible to find a contractor with a very high commitment to quality and a low bid, there are also risks that some design and construction details will be lost in translation. It is also entirely human that a contractor would present the low end of a price range when he/she is under competitive pressure. In reality, most discerning clients will want quality products and great craftsmanship. The inevitable change orders may cause costly delays and compromises.
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