Progressive Design-Build Explained: A Modern Approach

Progressive Design-Build is revolutionizing the construction industry by offering a modern, integrated approach to project delivery. This method streamlines the entire construction process, changing traditional challenges into opportunities for innovation and efficiency. With an emphasis on collaboration, it bridges the gap between design and construction, ensuring projects are delivered on time, within budget, and meet the highest quality standards.

• What is Progressive Design-Build?
• A modern project delivery method.
• Emphasizes collaboration from start to finish.
• Encourages cost-effective and timely project completion.

In today's construction landscape, Progressive Design-Build is gaining traction. It leverages the expertise of designers and builders early on, allowing for seamless communication and innovation. This approach aligns perfectly with the needs of busy NYC professionals who expect their apartment renovations to be smooth and stress-free, combining innovative design with reliable execution.

This method is not just about completing a project; it’s about delivering value at every stage. By integrating design and construction teams under a single contract, Progressive Design-Build minimizes risks and improves project outcomes, making it an ideal choice for complex projects where quality and efficiency cannot be compromised.

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What is Progressive Design-Build?

Progressive Design-Build is an innovative project delivery method that improves collaboration and efficiency from the earliest stages of development. This two-phase approach involves the design-build team from the start, ensuring that both design and construction processes are seamlessly integrated.

Phase 1: Preconstruction Services

In the first phase, the focus is on collaborative design. The design-build team works closely with the project owner to develop preliminary designs. This stage emphasizes feasibility and constructability, ensuring that the project is practical and achievable.

During this phase, cost estimates are developed to provide transparency and guide budget decisions. The team evaluates different design options, considering factors like site conditions and project goals. This collaborative effort helps to identify potential challenges early, reducing the risk of costly changes later.

Phase 2: Construction Services

Once the preliminary design is approved, the project moves into the second phase: Construction Services. This phase involves finalizing the design and beginning the procurement process for subcontractors and vendors.

The design-build team manages the entire construction phase, ensuring that the project stays on schedule and within budget. By having a single point of contact, communication is streamlined, which minimizes misunderstandings and delays.

This approach not only ensures a smooth transition from design to construction but also allows for flexibility. Should any issues arise, the team can quickly adapt, maintaining the project's momentum.

Progressive Design-Build offers a comprehensive solution that integrates design and construction, making it ideal for complex projects where efficiency and quality are paramount. By involving all stakeholders early, it fosters a collaborative environment that leads to successful project outcomes.

Benefits of Progressive Design-Build

Progressive Design-Build offers several distinct advantages that set it apart from traditional methods. By emphasizing collaboration and transparency, it addresses common challenges in construction projects.

Transparent Estimating & Budgeting

One of the standout features of progressive design-build is its approach to cost management. During the initial phase, the design-build team and the owner work closely to develop the budget. This collaboration ensures cost transparency, enabling the owner to understand where every dollar is going.

• Preliminary GMP (Guaranteed Maximum Price): As the design progresses, a preliminary GMP is established. This provides a ballpark figure that guides further design decisions.
• Final GMP: Once the design is nearly complete, a final GMP is negotiated. This final agreement helps prevent unexpected costs during construction.

This transparent process helps contain costs and minimizes the risk of budget overruns. Owners appreciate having a clear picture of financial commitments from the start.

Off-Ramp Feature

A unique aspect of progressive design-build is the off-ramp option. This gives both the owner and the design-builder flexibility if they can't agree on terms for the construction phase.

• Termination Option: If an agreement on the final GMP cannot be reached, the project can be terminated. This option reduces risk for the owner, as they are not locked into a contract that may not meet their budgetary needs.
• Design Ownership: In some cases, the owner retains ownership of the design work completed up to that point. This allows them to rebid the project or choose another path forward without losing progress.
• Rebidding: The ability to rebid the project provides another layer of flexibility, ensuring the owner can seek competitive pricing if necessary.

These features improve risk mitigation and provide a safety net for owners, ensuring they remain in control throughout the project.

Additional Benefits

• Schedule Compression: By overlapping design and construction phases, projects can often be completed faster than with traditional methods.
• Owner Involvement: Owners remain actively involved throughout the process, leading to outcomes that better align with their vision.
• Collaborative Process: The collaborative nature of progressive design-build fosters a team environment, encouraging problem-solving and innovation.

By combining these elements, progressive design-build offers a modern approach that aligns with today's construction needs. It ensures projects are completed on time, within budget, and to the owner's satisfaction.

Progressive Design-Build vs Traditional Design-Build

Progressive Design-Build and Traditional Design-Build are both popular methods in the construction industry, but they differ in several key ways. Understanding these differences can help determine which approach is best suited for a particular project.

Key Differences

Qualifications-Based Selection

In progressive design-build, the design-builder is chosen based on qualifications rather than the lowest bid. This ensures that the most skilled and experienced team is selected, which can lead to higher quality outcomes.

• Traditional Design-Build: Often focuses on cost, with the contract awarded to the lowest bidder. This can sometimes compromise quality if the lowest bid does not align with the project's complexity.

Baseline Design

In traditional design-build, a baseline design is typically developed by the owner's team before selecting a design-builder. This initial design serves as the foundation for the project but can limit flexibility.

• Progressive Design-Build: Starts with a collaborative design approach, allowing for adjustments and improvements as the project progresses. This flexibility can lead to a more refined and optimized final design.

Single Proposal

Progressive design-build involves a two-phase contract, which separates preconstruction services from the final design and construction. This allows for a single proposal that evolves as the project details are refined.

• Traditional Design-Build: Usually involves a single proposal and contract from the outset, which can lead to less flexibility in design changes and budgeting.

Contract Price Negotiation

In progressive design-build, the contract price is negotiated in two phases. This allows for better budget management and alignment with the owner's financial goals.

• Phase 1: Establishes a preliminary budget and design.
• Phase 2: Finalizes the budget and design, with the option for the owner to "off-ramp" if terms are not agreeable.

Owner Control

Progressive design-build increases owner control by involving them in decision-making throughout the project. This collaborative approach ensures that the project aligns closely with the owner's vision and budget.

• Traditional Design-Build: While still collaborative, it may not offer the same level of control and flexibility, as decisions are more locked in from the start.

These differences highlight why progressive design-build is often preferred for complex projects requiring flexibility and close collaboration. It ensures that owners have more control over the design and budget, leading to better project outcomes.

Progressive Design-Build vs Construction Manager at Risk (CMAR)

Similarities and Differences

When comparing Progressive Design-Build (PDB) and Construction Manager at Risk (CMAR), understand how these methods cater to different project needs while sharing some common goals.

Single Contract vs. Separate Contracts

In progressive design-build, the owner signs a single contract with a design-builder who handles both the design and construction services. This streamlined approach improves communication and reduces the potential for conflict between the design and construction phases.

• CMAR: In contrast, involves separate contracts. The owner has one contract with the construction manager (CM) and another with the architect or design firm. This setup can sometimes lead to fragmented communication but allows for more specialized input from separate teams.

Design-Builder vs. CM/GC

The design-builder in PDB acts as the central point of responsibility, ensuring that both design and construction are well-coordinated. This integration fosters a collaborative environment where both phases influence each other positively.

• CMAR: The construction manager acts as a consultant during the design phase and takes on the role of general contractor (GC) during construction. This model allows the CM to provide early input on constructability and cost, similar to PDB, but with the design team remaining separate.

Constructability Input and Design Consultation

Both PDB and CMAR emphasize early involvement of construction expertise to improve project outcomes. In PDB, the design-builder collaborates with the owner from the start, providing valuable insights into constructability during the design phase.

• CMAR: The CM provides similar input but does so while working alongside an independent design firm. This can lead to robust consultation but may require more coordination efforts from the owner.

Streamlined Communication

One of the key advantages of progressive design-build is its streamlined communication. With a single contract and a unified team, information flows more freely, reducing misunderstandings and delays.

• CMAR: Although it involves separate contracts, effective communication is still achievable through regular coordination between the CM, architect, and owner. However, the owner often plays a more active role in facilitating this communication.

Separate Design Firm

In CMAR, the presence of a separate design firm can offer specialized design expertise, which might be preferred for certain projects requiring distinct architectural or engineering features.

• PDB: The design and construction services are integrated under one entity, which can lead to more cohesive project delivery and reduced risk of design changes impacting construction timelines.

Both progressive design-build and CMAR have their strengths and can be chosen based on project-specific requirements. While PDB offers a more integrated approach, CMAR provides flexibility with separate yet coordinated contracts. Understanding these nuances helps in selecting the most suitable method for achieving project goals.

When to Choose Progressive Design-Build

Choosing the right project delivery method is crucial for the success of any construction project. Progressive Design-Build (PDB) is particularly well-suited for certain types of projects and scenarios. Let's explore when this innovative approach might be the best fit.

Ideal Scenarios

Complex Projects with Unknowns

When a construction project involves numerous complexities and uncertainties, progressive design-build shines. This method allows for flexibility and adaptability, which are essential when navigating unknown variables. The collaborative nature of PDB ensures that all stakeholders are involved from the early stages, allowing for real-time problem-solving as challenges arise.

New Regions and Locations

Building in a new region can present unique challenges, such as unfamiliar regulations or local construction practices. Progressive design-build facilitates a smooth entry into these new territories. With its emphasis on collaboration and communication, PDB enables the design-builder to work closely with local experts, ensuring compliance and efficiency.

Projects with Different Scope

Projects that differ significantly in scope from past endeavors can benefit from the progressive design-build approach. This method allows for a more iterative design process, where the project scope can be adjusted as more information becomes available. This flexibility helps manage expectations and align project goals with available resources.

Historical Budget Issues

If a project type has a history of budget overruns, progressive design-build could be a game-changer. By involving subcontractors and design-assist partners early in the process, PDB provides more accurate cost estimates and helps keep the project within budget. The transparency in budgeting also aids in identifying potential financial risks early on.

Multiple Sites

Projects that span multiple sites can be logistically challenging. Progressive design-build offers a unified approach across all locations, ensuring consistency in design and construction standards. This method streamlines communication and coordination, making it easier to manage resources and timelines across various sites.

Collaborative Approach

For owners seeking a more collaborative and less adversarial project environment, progressive design-build is ideal. The method promotes teamwork and shared goals, leading to better project outcomes and higher satisfaction among all parties involved. This collaborative spirit is exemplified in projects like the Tipton County Jail, where the owner felt "in control of the ride" due to the early and ongoing engagement with the design-builder.

In summary, progressive design-build is a versatile and effective delivery method for projects with complexities, unknowns, and the need for a collaborative approach. Whether dealing with new regions, varied scopes, budget challenges, or multiple sites, PDB provides a structured yet flexible framework to achieve successful project outcomes.

Next, let's dig into the frequently asked questions about progressive design-build to further understand its unique aspects and how it differs from other project delivery methods.

Frequently Asked Questions about Progressive Design-Build

How is progressive design-build different?

Progressive design-build stands out because it involves a single proposal and a separate agreement for each phase of the project. This means that the design and construction phases are not lumped together in one contract, allowing for more flexibility and collaboration. In the construction phase, the design-builder works closely with the owner, which ensures that the project aligns with the owner's vision and budget. This method reduces the risk of miscommunication and costly changes later on.

What is a progressive build?

A progressive build is an innovative method that emphasizes ongoing collaboration and transparency. Unlike traditional methods where the design is completed before construction starts, progressive design-build allows for simultaneous design and construction activities. This approach leads to schedule compression as tasks can overlap, reducing the overall project timeline. Additionally, it focuses on cost containment by involving key stakeholders early in the process to identify the most cost-effective solutions.

What is the difference between EPC and progressive design-build?

While both EPC (Engineering, Procurement, and Construction) and progressive design-build are collaborative processes, they differ in their approach to project control and time investment. EPC contracts typically provide the contractor with more control over the project, often leading to less owner involvement. In contrast, progressive design-build emphasizes a collaborative process where the owner retains significant control, allowing for adjustments as the project evolves. This requires more time investment from the owner but results in a project that better meets their needs and expectations.

Conclusion

At Intrabuild, we pride ourselves on offering comprehensive services that seamlessly integrate design, construction, and client collaboration. Our approach is rooted in the progressive design-build model, which allows us to deliver innovative solutions custom to each client's unique needs. By involving our clients at every stage of the process, we ensure that their vision is brought to life in the most efficient and cost-effective manner possible.

Our commitment to exceeding expectations means that we don't just aim for client satisfaction; we strive to surpass it. Our team is dedicated to providing meticulous execution and creative design, ensuring that every project we undertake is completed to the highest standard. Whether it's a complex remodeling project or a straightforward renovation, we bring the same level of passion and expertise to the table.

For those looking to transform their spaces with cutting-edge design-build solutions, Intrabuild is the partner you can trust. We invite you to explore our comprehensive services and find how we can help bring your vision to life. Let's build something remarkable together.