The 5 Phases of the Design-Build Process

You’ve probably heard the term “design-build,” but you might not be sure what that means when it comes to construction. Design build means that your interior designer is involved in all phases of the work, including architecture and construction. This helps ensure that there are no expensive mishaps along the way, where the construction changes may take away from a good design. Since we specialize in interior design and design-build construction here at MOOD Design + Build in Chicago, we want to break down the phases of the design-build process for you, so we can clear up any confusion you might have about it.

What is Design-Build?

When it comes to construction, residential or commercial, there are two basic methods for building: design-bid-build (DBB) or design-build. Design-bid-build is the traditional method for construction, and it is the process of awarding separate contracts to various entities for design and construction. The design-build approach on the other hand, which was established in 1993, was designed so that all contractors, designers, subcontractors and the project owner would all work together as one team, under one contract, to complete a project. The Design-Build Institute of America (DBIA) explains that design-build means,

“One entity, one contract, one unified flow of work from initial concept through completion.”

Design-build’s streamlined approach to any construction process allows for greater communication and team collaboration, since there is only one party to work with as opposed to multiple. It also allows for various phases of the design-build process to happen simultaneously, which can save time and money.

Why Choose a Chicago Area Design-Build Firm?

In the past, design-build has been considered an alternative method, but it is quickly becoming a project standard for construction project delivery. According to Construction Drive, design-build construction spending was anticipated to grow 18% between 2018 to 2021 and reach more than $230 billion, delivering almost half of the United States’ projects by 2021.  Being able to complete an entire interior design-build project through one source is not only where the future of construction is heading – it’s already here. 

Design-build construction is on the rise and for good reason. One of the most valuable benefits to the design-build method is that an interior designer is involved in the project on day one. With traditional design-bid-build, designers come onto the project after construction has begun, which means they could experience unexpected design roadblocks that might extend project timelines and cost more for the project owner. As an example, a designer might have wanted a door, window or closet in a certain place to enhance the flow of a space but the way the project was constructed will not be conducive for their design plan. In this case, changes could be made but those would affect the established project timeline and costs. When a designer is on the project from the beginning, a designer and builder can work in unison to ensure that the design and construction plans work well and complement each other. 

At MOOD Design + Build, we know that having the right interior design-build team in place – one that perfectly balances skill and expertise – is imperative to the overall success of a project. We want you to be informed and prepared to make the best decision possible when it comes time for your next project, so we’ve broken down the main design-build phases for you below.

The 5 Phases of the Design-Build Process

The design-build process is composed of five main phases which, at times, will overlap with one another. The overlap of these phases is what allows design-build projects to flow smoothly and at a quicker pace than traditional design-bid-build projects. During each phase of the design-build process, a dedicated team of educated professionals will work in solidarity to make your dream project come to life.

design-build phase 1: team selection

The first phase of the design-build process involves a project owner selecting the team that he or she wants to work with, just as you would hire a general contractor to perform a service. A project owner will research, review and then consider potential design-build teams based on their experience, ability to recognize project needs and fully understand the scope of the project budget. 

Tips for selecting a quality, reliable team for a design-build project: Although cost will always be an important factor in the team selection process, try not to let that be your only deciding factor, as there is value in working with a qualified, experienced design-build team that might cost more to work with. Take your time researching and reviewing previous work from each potential team and keep your options open.  

design-build phase 2: pre-construction planning

Once a design-build team selection process is complete, the pre-construction phase will begin. This may be the most important phase of all, as this is when your design-build team will review overall project goals, budget and any potential challenges that might arise during the construction process.

This is where the collaborative nature of the design-build process begins, as various team members (contractors, architects, engineers, interior designers and other consultants) begin working together to establish a project plan, keeping the project’s overall success as a top priority while planning. This is contrasted with the traditional approach, where each party (architects, contractors, etc.) creates their own plan without consulting the other team members.

The team will also conduct a full review and assessment of any existing structures, utility systems and preliminary design plans, specifications and schedules to make certain project efficiency will be met at every step along the way. 

Tip for handling the pre-construction phase like a pro: Ask as many questions as you can during this phase. By asking questions, you’ll be able to get the answers to questions you have, address any areas of concern and set reasonable project expectations before moving forward.

design-build phase 3: architectural design

The next phase of the design-build process involves architectural design. At this point, the project’s site, timeline and budget has been established, and the initial design work might have already begun. The design-build team would now have coordinated on all of the project planning – from design to construction – and is now functioning as a cohesive unit. Moving forward, the team will now work together to implement an efficient project design that ensures time management and spending will be used as effectively as possible.

The team will then determine areas where productivity and cost savings can be optimized and then present the project owner with a completed plan with drawings, cost estimates and a project timeline. Once the design team has secured all necessary permits and provided a construction agreement detailing all specifics of the project, the owner will review the agreement, agree to the terms (with any necessary changes being made) and construction can begin. 

design-build phase 4: construction process

Once the construction phase of the project begins there will most likely be one point of contact established between the project owner and the design-build team, which will streamline all communication and establish clear accountability for all team members involved. An added benefit of the collaborative nature of design-build construction is that it allows for a systematic, organized approach to providing various project functions at a lower cost and keeping change orders to a minimum.

When a design-build team is working cohesively toward one shared goal, the construction process will be simplified for a project owner. Any issues or bumps in the road can be reduced or eliminated (i.e. conflicting plans for construction and design) and the overall process can move much quicker than traditional design-bid-build.  

design-build phase 5: post-construction

Once construction on the project has come to an end, the design-build team will provide the owner with an overview of the project, which will typically include a comprehensive document with all applicable operation and maintenance information and all documented procedures that took place throughout the project. During this time, the project owner will be able to express any concerns or ask questions about the project. When everything has been addressed and finalized, the project will be complete. 

As a residential and commercial design-build firm in Chicago, it’s important to us that we deliver a quality, streamlined build in a timely manner, and we get to know every client along the way. We prioritize making connections with our clients first and foremost, so that we can learn, grow and create something special together. We handle every setback and win alongside our clients, and together we continue moving toward a finished product that our clients will be in love with for years to come. 

If you’re interested in residential or commercial design-build in Chicago, don’t hesitate to reach out. We’d love to turn your dream plans into reality! Contact us at MOOD Design + Build today for more information.