Design Build Contractors for Houston Design Build Delivery
Houston Design Build Contractors for Design Build Construction Services
What is Design Build?
Design build is a construction delivery method that involves a single entity called a design build contractor that facilitates both the architectural design and engineering process and then manages those documents for the construction of the project.
This construction delivery method is an alternative to the traditional delivery method of hiring an architect to develop construction documents to solicit bids from contractors. Which is commonly called design to bid and build.
Why Should You Use Design Build?
Design build has increased in popularity over the past decades with owners of all sizes of projects due to some very good reasons:
• The general contractor is accountable for an effective collaborating design team
• The general contractor is accountable to the owner for keeping the design budget friendly
• The project will result in fewer design errors and omissions due to collaboration
• The project design phase results in less time to complete building schedule goals
• Provides the owner a professional adviser through the entire building construction experience
• Will produce lower overall design cost and while creating more project continuity
• Often results in an overall lower total construction cost due to value engineering
• Results in an earlier project completion of your new construction or remodel job
Design build has increased in popularity over the past decades with owners of all sizes of projects due to some very good reasons:
• The general contractor is accountable for an effective collaborating design team
• The general contractor is accountable to the owner for keeping the design budget friendly
• The project will result in fewer design errors and omissions due to collaboration
• The project design phase results in less time to complete building schedule goals
• Provides the owner a professional adviser through the entire building construction experience
• Will produce lower overall design cost and while creating more project continuity
• Often results in an overall lower total construction cost due to value engineering
• Results in an earlier project completion of your new construction or remodel job
How Does Design-Build Work?
As design build contractors we build exclusive luxury houses, commercial buildings and major property renovations for clients seeking a D/B project.
The design build construction process is an important and efficient delivery method for the design and construction of a variety of building projects for both remodeling and new ground up construction.
This process consists of hiring a qualified design build contractor as your advocate and trusted adviser to facilitate both the architectural design and construction of your project.
Although the details of the process are different for a remodel project then a new construction project, the steps are similar.
As a comprehensive procedure, this method includes the appropriate due diligence of the needs and desired goals of the owner.
Pre-architectural Consultation for New Construction Needs
• Review details of the property survey and deed restriction,
• Building and site improvements required,
• Development of a target construction budget,
• Special service needs for the building,
• Soil reports
Pre-architectural Consultation for New Construction Needs
• Review details of the property survey and deed restriction,
• Building and site improvements required,
• Development of a target construction budget,
• Special service needs for the building,
• Soil reports
Pre-Architectural Consultation for Remodeling
• Review details of the property survey and deed restriction,
• Modifications needed for building and site improvements,
• Development of a target construction budget,
• Special service needs for the building,
• Review construction phasing plan for living or work flow during remodel
Pre-Architectural Consultation for Remodeling
• Review details of the property survey and deed restriction,
• Modifications needed for building and site improvements,
• Development of a target construction budget,
• Special service needs for the building,
• Review construction phasing plan for living or work flow during remodel
The design build Houston builder assumes the role as general contractor and team leader for the facilitation of the entire construction experience from design through completion.
This process begins with the owner having some fairly well-defined ideas of what kind of design build company they are interested in vetting for the project. Owners then share their vision with a small select vetted group of design build contractors.
During these meetings the owners determine which of the professionals they think is like minded and would like to collaborate with during their contracting journey in Houston.
A design build contract is an essential part of properly securing the services of a D/B construction.
How Do You Hire a Design Build Contractor?
The process of hiring a design build contractor is very similar in how you would solicit any building contractor. It begins with conducting a search for design build contractors near me. You should ask your friends and neighbors for direct referrals.
Once you have collected some company names and conducted some research on these firms its time to interview them and discuss your project.
Ideally, you want a company that has experience in a similar type project as yours. Ask them questions about the challenges and experiences of these projects.
Have an open conversation about your expectations for working with them your priorities.
Once you are comfortable, you should request a formal proposal for the design phase of the job.
The proposal should also come with an insurance certificate for general liability and workman’s compensation.
What is the Design Build Construction Process?
• Initial Design Build Contractor Consultation
• Design Build Team and Design Process
• One of a Kind Design Build Construction
Initial Design Build Contractor Consultation
The most opportune time to engage your Houston D/B contract is before you have made any major obligations and after you have decided that you are committed to building or remodeling your investment.
Your building contractor can be a major contributor in facilitating your entire project.
They provide due diligence in lot selection, developing the preliminary budget, managing and contributing to the design process, finalizing the construction budget, assisting in securing a financing package and building or remodeling your property in Houston.
By hiring your advocate early in the process of design build contracting, you can avoid unwanted surprises and setbacks in the process.
The early advantages are directly related to your seasoned contractor’s knowledge contributing to the building site acquisition or the structural feasibility of the existing structure.
In the case of a new high–end home, the home design build contractor will review the properties deed restrictions for design compliance, review the property survey for easement and setback limitations and assist in developing a financial feasibility study for your overall new construction budget.
The early concept design discussions will contribute to the builders and owners’ ability to openly discuss how their proposed home architectural style will fit with the proposed lots and neighboring home styles.
As these discussions and relationship develop, the builder can better evaluate a potential fit for the D/B architect in the team.
This is also a good period for the owners to collect design details and features that are priorities for them to incorporate into their one-of-a-kind design plan.
The real value in the design build process for the owner is to have the appropriate time to directly work with the home building D/B contractor to establish a trusting relationship. The owners will be spending a great deal of time with their house builder and should have a comfortable working relationship with this adviser.
The second most important value to the owner is the financial accountability that the house builder has to the owner throughout this method.
As the D/B phases evolve, your new home builder is updating the construction budget, so by the end of the design phase the owner has a high confidence construction budget to build their new luxury home.
An additional benefit for the owner is their ability in moving forward free of concerns about design errors or omissions leading to buyer funded change orders.
The D/B process also eliminates the risk of designing construction plan with an architect that ends up bidding out at 25% above their initial budget.
How Does the Design Build Team Operate the Process?
The Houston design build approach begins with the assembling of a professional team of experts. Your D/B general contractor will arrange for the designer / architect and engineer to create a 2D & 3D plan with your participation.
The scope of work for the project will dictate the service needs of the required licensed professionals to fulfill the project goals.
Depending on the skills and needs of the owners, the team may also include an interior designer and/or a landscape architect.
Once these service professionals are selected the building contractor will enter into design agreements with all the design team members.
It is the responsibility of the design team to provide stewardship in behalf of the owner in the development of the team’s design goals, timelines and priorities. These goals include conceptual drawings that reflect the ideas, photos and expressed wish list items of the new home’s architectural features.
The design build company’s responsibility is to provide the leadership necessary to accomplish the goals of the architectural team in a timely manner and to communicate updating cost information that can critically affect the construction budget goals.
The primary goal of the D/B process is to develop detailed construction drawings that reflect the construction standards and owners’ specification preferences.
These drawings should incorporate the dimensions and appropriate spacing for special product conditions, such as the required need of finished floor elevations prior to building a set of stairs. (Not making the appropriate measurement adjustments can lead to uneven steps).
The product selections may not be entirely selected by the time the construction drawings are ready for permitting. In these cases, your house builder should be able to provide the owner with a selection allowance schedule that reflects the class and category of the products that represent their wishes.
One of a Kind Design Build Construction
At this phase of the design build contracting process, the construction plans are complete and ready for permitting, a construction schedule has been completed and the construction budget is accepted by the owner.
Depending on the flow of the design phase, the plans have been submitted for permit, long lead time items ordered, lot prep complete and utilities ordered. The owner should enter into a D/B contract with the builder.
It is essential in a project that the critical path product / materials be ordered or delivered wary of the construction schedule. It is in no one’s interest for significant schedule interruptions during the construction.
This leads to another important point, although there are complete construction plans at this point, vendor shop drawings are required for special products being fabricated off site and installed on site.
Special patterned material installations such as wall tile designs or floor inlays will require special drawings to fabricate the required pieces and give the installer guidance. These tasks should be completed early in the construction schedule.
Although we make all efforts to reduce the need for change orders and errors, construction is an industry which is installed and interpreted by humans. This is why you as the owner want your general contractor to closely supervise and monitor all the onsite activities.
It is a priority of a well-managed project to be carefully scheduled and synchronized including the coordination of critical path material/products deliveries with corresponding work task phases.
The handling and coordination of expensive materials and products can impact the overall cost and schedule of the project.
Design Build Remodeling
Another effective D/B contracting method applies nicely to major remodeling projects that involve either the gutting of the structure or significant changes to the floor plan and structure.
D/B remodeling also provides numerous benefits for the owner above the traditional design to bid approach. This delivery method also requires a D/B contract as a best practice method.
D/B remodeling reduces the timeline between the actual design time and the completion of the project.
This is due to eliminating the time between design and the commencement of construction. The soliciting of bids from contractors frequently requires months to properly select the right builder.
Another benefit of the design build remodeling method is that the process mitigates the risk of architectural errors and ambitions. When you use D/B remodeling, the contractor is responsible for omissions and architectural errors.
This can lead to some substantial savings on complicated remodel design. Design build contracting for a major remodeling project is clearly less costly and more efficient.
What is the Design to Bid Delivery Method?
The design to bid construction delivery method is when the owner directly hires an architect to prepare the construction drawing documents and then solicits bids from building contractors.
This method typically requires more time to solicit bids and compare them prior to awarding the contract.
If the bids come in significantly over the target budget, there will be further delays as the architect redevelops the drawings through value engineering.
What is the Difference Between Design-Build and Design to Bid?
There are considerable differences between the two project delivery methods. Determining the design build advantages & disadvantages is relevant to your personal job needs.
Category | Design-Build | Design-Bid-Build |
Contract Structure | Single contract between owner and design-builder | Separate contracts for designer and contractor |
Process Timeline | Phases can overlap for faster delivery | Linear process often results in longer schedule |
Cost Defined | Budget confirmed early during design | Costs determined after design completion |
Owner Involvement | Involved in design phase, as needed during construction | Owner involvement and coordination needed |
Risk Allocation | Shared risk among design-build team | Owner assumes more risk between parties |
Design Control | Integrated team may reduce owner’s control | Greater control over design and specifications |
Change Orders | Fewer due to early coordination | More frequent, especially post-bid |
Team Dynamics | Collaborative and aligned from the start | Potential for adversarial relationships |
Best For | Fast-track projects, cost certainty, integration | Projects prioritizing design control or bidding |
POST CONSTRUCTION AND WARRANTY PHASE
The homeowners are often eager to begin enjoying their newly built home at this point. The entire D/B process has taken somewhere from 12 to 24 months and the owners dream is finally within reach.
It is in everyone’s interest to properly complete the process including post construction punch list, final compliance inspections and product startups to insure the safe and comfortable use of the home.
This also reduces stress and confusion on the owner to continue to make household schedule arrangements for workman completing items. It is important to allow the trades to complete their detailed punch list free of the possibility of damaging the owners’ personal items.
Home building contractors have a variety of different warranty standards that they offer. Marwood Construction offers a comprehensive 1 / 2 / 6 warranty program secured and underwritten by a homeowner assurance policy for newly constructed homes.
Our program represents one year warranty on cosmetic home items, two-year warranty on mechanical and electrical equipment and six years structural warranty, consistent with Texas State Law. We also offer a comprehensive homeowner assurance program we would like to discuss with you.
If you are interested in learning more or would like to discuss your project, contact us.
