Manhattan Construction Company

DESIGN-BUILD METHODS Design-build project delivery is an alternative form of contracting that has been more widely received by private owners, but is also gaining acceptance within the federal government as a way to get projects on-line quickly.
Under design-build the owner contracts with a single entity, the design-builder, to provide both design and construction services. The design-build entity may be a single firm, a consortium of experts, or a joint-venture undertaking. Typically, the team includes an architect and a contractor who may be partners in the undertaking or a subcontractor to theother. It has been more common to find general contractors heading thesedesign-build teams. However, with the advent of more and more architects and program/construction managers getting into design-build, the roles have sometimes changed. The critical difference in a contractor versus anarchitect heading the team is the ability of the contractor to bond theproject whereas an architect usually cannot. Principal advantages of design-build are the single point of responsibility and the potential to remove otherwise independent phases, therefore streamlining the process and advancing the design and construction schedules which saves valuable time. However, the most common criticism of the design-build project delivery has been the owner's dissatisfaction with the end product versus the perceived scope and budget at the project's inception. It should also be noted that design-build contracting is not legal for public work in some states.
Design-Build This alternative delivery method is most quickly characterized by its single point of responsibility for the project. The design-build entity is responsible for both design and construction services under one contract. Thus, there are two primary players: the owner and the design-builder. This method is the most commonly used form of design-build, but other forms do exist. Once preselection materials have been prepared, the typical design-build process involves two key steps: design and construction. Design is completed by the architect who is part of Manhattan's design-build team. Construction is also the responsibility of Manhattan. An early cost commitment generally is made during the design phase in theform of a guaranteed maximum price (GMP). This method is common for projectsthat need to move quickly and is most effective when the project is clearlydefined at the onset, but may require extensive coordination of consultantsand subcontractors. The principal advantages are that the single point of responsibilityminimizes the owner's risk, reduces the opportunities for change orders, andreduces potential construction delays. The primary disadvantages are themethod's complexity, the lack of direct connection between the owner and thearchitect, and the potential for cost-saving strategies to erode design andconstruction quality.


Bridging Bridging is a relatively new concept in design-build delivery that blends in aspects of the design-bid-build method. It is often referred to as the "two-phase" design-build delivery method being utilized on several federal, state, and local government projects. With bridging, the owner hires an architect to define the preliminary or program design and performance specifications of the project. After arriving at a well-developed proposal, the documents developed are used to solicit bids from design-build teams to execute the project. The design-builder then completes design documentation, acting as the architect of record, and after final price review, construction proceeds. The three primary players are: owner, owner's architect and, ultimately, the design-builder. The four phases of this type of procurement are: (One) the owner hires an architect for preliminary design of the project and to complete a bidable combination of drawings and performance specifications called scope-of-work documents; (Two) the project is bid or negotiated in order to select the design-build team that will complete design documents for construction. Cost commitments are made when the design-builder is brought on board; (Three) the design-builder's architect completes the design and becomes the architect of record; (Four) the design-builder/contractor builds the project. The advantages of this approach are focused attention to design, competitive bidding and a single point of responsibility during design documentation and construction. The disadvantages of this method are it's obvious complex structure, the need for more intensive management by the owner, and the potential conflict that may arise between the interpretation of the design intent by the owner's architect and the design-builder.