Once the general contractor is selected (normally through a competitive bid process) which in most cases is the lowest acceptable bidder, the owner enters into a separate contract with the general contractor to build the project. The design of the project must be completed prior to contractor bidding and selection. This information includes proof of past experience in similar work, financial capability, a record of exemplary performance by responsible references and current work in hand to ensure that the contractor is not overloaded.Īllegations of owner favoritism (whether real or perceived) in the selection process can be largely eliminated by allowing all qualified contractors to tender on an equal low-bid basis. Prequalification requires certain information that facilitates the selection of potential constructors. When the plans and specifications (bidding documents) are complete, they are released for bidding and solicitation of tenders to prequalified contractors. This involves reviewing shop drawing submittals, monitor construction progress and check payment requests as well as processing contractor RFI’s re the construction documents and addressing change order requests.
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The design professional often provides project oversight and continues to administer the construction phase of the project on behalf of the owner. The owner will typically contract directly with a design professional for complete design of the project including contract documents and professional assistance during the bidding stage. Thus, when employing the traditional project delivery system, the owner contracts separately for the design and construction of the project to a planned budget.
However, this method has been somewhat modified in addition to increasing complexity by the inclusion of green/sustainability features into the equation. The design-bid-build process usually provides the lowest first costs based on submitted tenders, but takes the longest time to execute.
With this delivery system, risk is minimized through the owner’s control and oversight of both the design and construction phases of the project. And because of its long history, the design-bid-build method is well understood by the majority of owners, contractors and industry professionals. It remains the project delivery system that is most widely used today and which is still required by some states. In most countries around the world, the traditional Design/Bid/Build (DBB) delivery method has been the approach of choice in both public and private construction projects. Sam Kubba PH.D., LEED AP, in Handbook of Green Building Design and Construction (Second Edition), 2017 3.6 Traditional Green Design-Bid-Build Project Delivery The owner can define and control the design through the architectural consultant. A DBB contract is most suited for less complicated projects that are budget-sensitive but not necessarily schedule-sensitive or subject to change. The design consultant team is selected separately and reports directly to the owner. Contractors bid the project exactly as it is designed and the lowest responsible, responsive bidder is awarded the work. The majority of government contracts are required to bid competitively using this method. This bid is inclusive of various other bids from subcontractors for each specific trade, and the general contractor's fee is generally built in. Most often the architect will release these documents either publicly to any general contractors or to a select, prequalified group that are invited to bid what they believe the total cost of construction will be. It commences with an owner selecting an architect to prepare construction documents. DBB is a linear process where one task follows completion of another with no overlap. It is also the one with which project owners are most familiar. Sam Kubba Ph.D., LEED AP, in Handbook of Green Building Design and Construction, 2012 14.2.1 Design−Bid−Buildĭesign−bid − build (DBB) is the traditional method of project delivery and has been the most widely used since ancient times.
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