Delivery Methods

1. 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

3. 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

4. Delivery Defined • The project delivery method chosen for a building project depends on two main considerations…

5. 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?

9. 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.

10. 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

11. 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

12. 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…..

13. Risk - Owner • Can the project accomplish its goals within the constraints of time and budget?

14. Risk - Architect • Can the project be accomplished within the standard of care, at an acceptable level of quality, within the owners parameters and fee?

15. Risk - Contractor • Is it possible to complete the project within the contractually stipulated time frame and/or cost?

16. 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.

17. 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:

18. 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?

19. Design-Bid-Build • 3 entities owner-architect & contractor-joined by agreements with a common goal • The 3 have different agendas and economic goals • The separation of the 3 has the advantage that the architect can help protect the owner’s interest during construction

22. Construction Management • 3 parties with different (shifted) roles, risks and responsibilities • Owner hires CM early in job for advice on budget, schedule and constructability • CM puts out architect’s documents as bid packages and arranges for the owner to sign agreements with the building companies

24. Construction Management • Pure CM holds no contracts and gets a fixed management fee for supervision • CM as Agent holds contracts with the selected subcontractors. The CM may provide a guaranteed maximum price (GMP) after DD or CD phase is complete. This CM has more risk • Owners that value TIME like CM method because it can allow for fast-track work

26. Design-Build • Combines 2 of the 3 parties into one entity; reducing the team to 2 players • The owner retains one firm for both design and construction for an agreed upon sum • Owners must be able to clearly define their needs and requirements • DB firm agrees to produce the building to meet the requirements for a predetermined cost and schedule

27. Design-Build • The architect can not produce a design that comes over budget thereby reducing the owner’s risk • It eliminates the role of the architect as a representative of the owner during construction • Design is based on original criteria; it may not be the best design.