Design-Bid-Build, Design-Build or Integrated Project Delivery: Which is Right for Your Project?
When it comes to project delivery in construction, there are three approaches that often come into play: Design-Bid-Build (DBB), Design-Build (DB) and Integrated Project Delivery (IPD). Understanding the differences between these methods can help homeowners, architects, and builders achieve better outcomes in their construction projects.
Design-Bid-Build (DBB): The Traditional Approach
The traditional approach to project delivery, known as Design-Bid-Build, follows a straightforward and sequential path. Here's how it works:
Design: The homeowner engages an architect to create a comprehensive design for their home.
Bid: Contractors are invited to bid on the project based on the completed design.
Build: The project is awarded to the contractor with the most competitive bid, and construction begins.
While this approach has been the norm for decades and may seem logical, it has several significant drawbacks:
Investment and Emotional Attachment: Homeowners often invest considerable time and money into the design phase. By the time contractors present their bids, homeowners are usually emotionally attached to the design. Unfortunately, the cost estimates frequently exceed initial budget expectations, leading to uncomfortable discussions about redesigning the project or cutting costs. These redesigns can be costly and time-consuming, adding stress to the process.
Cost-Driven Competition: The DBB approach fosters a 'cheaper-is-better' mentality among competing builders. Contractors aim to win the job by submitting the lowest bid, which can lead to cutting corners during construction to meet unrealistic budget constraints. This often results in compromised quality and potential long-term issues with the project.
Fragmented Communication: Since the design and construction phases are separate, there is often a lack of communication and collaboration between architects and builders. This fragmentation can lead to misunderstandings, errors, and delays during the construction phase.
Design-Build (DB): The Modern Approach
Design-Build is a newer approach to project delivery that streamlines the process and enhances communication. In this format both the design and construction are executed by one firm. Here are some of the advantages:
Single Point of Responsibility: The design-build approach integrates design and construction under one firm, reducing the owner's administrative burden and providing a single point of responsibility for the entire project.
Faster Project Delivery: Since design and construction phases overlap, design-build projects often have shorter delivery times compared to traditional DBB where design is completed before construction starts.
Enhanced Communication: Improved communication between the design and construction teams can lead to fewer conflicts, faster problem-solving, and better coordination.
But Design-Build has some inherent drawbacks:
Diluted Design Innovation: Since the designer and builder are one and the same for every project that they work on, there is a tendency to reuse particular design features/construction details and may not produce the best/most innovative solution.
Potential for Conflicts of Interest: There is a risk of conflicts of interest between the design and construction teams, as the contractor may prioritize cost and schedule over design quality.
Integrated Project Delivery (IPD): A Collaborative Alternative
Integrated Project Delivery (IPD) is the newest approach that addresses many of the shortcomings of the traditional DBB and newer DB methods. IPD brings together the homeowner, designer/architect, and contractor early in the design process to work collaboratively as a team. Here are the key benefits of IPD:
Early Stakeholder Involvement: One of the greatest advantages of IPD is the early involvement of all key stakeholders. From the outset, the owner, designer, and contractor are all engaged in the project. This early involvement fosters better communication and collaboration, which leads to a more cohesive and well-thought-out design.
Enhanced Cost and Schedule Predictability: With IPD, the scope of work is developed with input from both the designer and builder. This collaborative approach ensures that cost estimates are more accurate and realistic from the beginning, reducing the likelihood of budget overruns. Additionally, having all stakeholders involved early on helps in identifying potential schedule challenges and mitigating them proactively.
Improved Project Outcomes: The integrated team approach of IPD promotes a shared commitment to project success. By working together from the start, the team can identify and resolve issues early, leading to higher quality construction and fewer surprises during the build. This results in projects that are more likely to be completed on time, within budget, and to the satisfaction of all parties involved.
Innovation and Efficiency: IPD encourages innovative solutions and efficiencies that might not emerge in a traditional DBB setup. With all parties working towards common goals, there is a greater opportunity for creative problem-solving and the use of advanced construction techniques.
Choosing the Right Approach
Deciding between Design-Bid-Build, Design-Build, and Integrated Project Delivery depends on the specific needs and goals of your project. While Design-Build offers many advantages over DBB, IPD truly provides the best outcome for a homeowner. IPD surpasses traditional methods by promoting collaboration, shared responsibility, early involvement of stakeholders, and a focus on long-term project value. It addresses many of the shortcomings of design-bid-build and design-build approaches, making it a preferred choice for complex projects seeking efficiency, innovation, and integrated solutions.
Meet the Author
Dave Cook is co-owner of Lighthaus Built and has spent 17 years working in single-family construction in Toronto. Through the years, he has worked as a carpenter, site supervisor, and project manager for more than 60+ major, high-end renovations and custom homes.
As an HCRA-licensed builder, he and his company (Lighthaus Built) are well-versed in constructing high-quality homes and take pride in what they do.
On a personal level, Dave is very active in several sports - most notably, distance running, road cycling, and tennis. He bakes bread (for personal consumption) and no, this was not a Covid thing. He grew up eating homemade bread and has made my own for the past 20 years. He has been married for 20 years and has two teenage children and a dog.