Delivery Methods

The Players from Handbook of Architectural Practice, Chapter 9.1 by Phillip Bernstein

FAIA

Variables from Handbook of Architectural Practice, Chapter 9.1 by Phillip Bernstein

FAIA

Methods from Handbook of Architectural Practice, Chapter 9.1 by Phillip Bernstein

FAIA

Assignment: Read AIA A201; AIA B141; AIA B144 & AIA B901 in library & on disk with text book

Project Delivery Methods

The classic set of relationships among the 3 main parties in creating buildings – owner, architects & contractor, is the most common way projects are completed.

This is known as the design-bid-build method

Delivery Defined

The project delivery method chosen for a building project depends on two main considerations…

What roles will the owner, architect and contractor play during development and construction?

Which variable factor(s) – cost, schedule, building quality, risk and client capability – are driving the choice?

Construction Cost

The owner’s greatest financial obligation for a project is construction costs.

Buildings are expensive; owners like fixed budgets

Owners rarely have infinite funds so many times costs is the main consideration.

Schedule

Most projects include a schedule or time frame for completion.

When a building program or function is critical, meeting the schedule may become the most important consideration

School projects, funding & interest rates

Building Quality The demand for particular standards

of building performance in systems, enclosure or other building elements is directly related to decisions about schedule & cost. A client may… …accept lower quality to save cost or

complete construction faster …projects with long life spans

(government buildings) may emphasize quality so cost & schedule must be adjusted

Risk

Each of the players makes their best effort to reduce or transfer their exposure to liability as the project unfolds. Key risk considerations include…..

Risk - Owner

Can the project accomplish its goals within the constraints of time and budget?

Risk - Architect

Can the project be accomplished within the standard of care, at an acceptable level of quality, within the owners parameters and fee?

Risk - Contractor

Is it possible to complete the project within the contractually stipulated time frame and/or cost?

Client Capabilities The internal capabilities of a client can

significantly affect the roles of the client, architect and contractor.

The strengths, weaknesses and preconceived notions of the owner can influence the degree to which design, documentation, CA and management are outsourced and the relative importance of the role each team member plays.

Methods of Delivery

The relationship and responsibilities of the players combine with an approach to construction cost, schedule, quality and allocation of risk to define the delivery method.

Answers to the following questions help a firm select a delivery method:

Methods of Delivery Architect’s role: What are the responsibilities of the

architect and how do these apply to each successive design and construction phase?

Contractor’s role: What entity is responsible for building the project and when in the process is that player selected?

Establishment of construction cost. When is the actual cost of construction established contractually between owner and contractor?

Number and type of design and construction contracts. How many individual contracts for design and construction are necessary?

Design-Bid-BuildDesign-Bid-Build

3 entities owner-architect & 3 entities owner-architect & contractor-joined by agreements with contractor-joined by agreements with a common goala common goal

The 3 have different agendas and The 3 have different agendas and economic goalseconomic goals

The separation of the 3 has the The separation of the 3 has the advantage that the architect can help advantage that the architect can help protect the owner’s interest during protect the owner’s interest during constructionconstruction

Construction ManagementConstruction Management

3 parties with different (shifted) roles, 3 parties with different (shifted) roles, risks and responsibilitiesrisks and responsibilities

Owner hires Owner hires CMCM early in job for advice early in job for advice on budget, schedule and on budget, schedule and constructabilityconstructability

CM puts out architect’s documents as CM puts out architect’s documents as bid packagesbid packages and arranges for the and arranges for the owner to sign agreements with the owner to sign agreements with the building companiesbuilding companies

Construction ManagementConstruction Management

Pure CMPure CM holds no contracts and gets a holds no contracts and gets a fixed management fee for supervisionfixed management fee for supervision

CM as AgentCM as Agent holds contracts with the holds contracts with the selected subcontractors. The CM may selected subcontractors. The CM may provide a guaranteed maximum price provide a guaranteed maximum price (GMP) after DD or CD phase is (GMP) after DD or CD phase is complete. This CM has more complete. This CM has more riskrisk

Owners that value TIME like CM Owners that value TIME like CM method because it can allow for method because it can allow for fast-fast-tracktrack work work

Design-BuildDesign-Build

Combines 2 of the 3 parties into one Combines 2 of the 3 parties into one entity; reducing the team to 2 playersentity; reducing the team to 2 players

The owner retains one firm for both design The owner retains one firm for both design and construction for an agreed upon sumand construction for an agreed upon sum

Owners must be able to clearly define Owners must be able to clearly define their needs and requirementstheir needs and requirements

DB firm agrees to produce the building to DB firm agrees to produce the building to meet the requirements for a meet the requirements for a predetermined cost and schedulepredetermined cost and schedule

Design-BuildDesign-Build

The architect can not produce a The architect can not produce a design that comes over budget design that comes over budget thereby reducing the owner’s riskthereby reducing the owner’s risk

It eliminates the role of the architect It eliminates the role of the architect as a representative of the owner as a representative of the owner during constructionduring construction

Design is based on original criteria; it Design is based on original criteria; it may not be the best design.may not be the best design.