Whether you are relocating or refurbishing, you’ll need someone to implement the design and construction of the overall project. Selecting the right method of procurement is key to final results, in order to match your organisation’s requirements. Before beginning your office fit out or refurbishment project, it is essential to gain clear understanding of the key differences between design and build and traditional procurement.
What is the traditional procurement method?
The traditional course breaks down as design, bid and build. In this process, the project owner negotiates separately with an architect (or interior design) practice and construction contractor. Firstly, the project owner hires a design firm to deliver complete design documents. The company then requests bids from contractors to perform the work defined in the tender documents and awards the tender to the lowest bidder.
What is design and build?
Using this modern procurement method, the project owner hires a single company to perform both the design and construction under a single contract.
Selecting the right method for your project
The design and build route provides a high-quality finish with an efficient delivery. With continuously rising competition for space, we predict more and more companies will choose the design and build route for their office fit out or refurbishment.
Interestingly, sizeable, more specialist and complex projects would have only been an option for traditional procurement, where separate consultants and architectural consultancies are used. However, with advancements in design and build, it’s capable delivering the same specialist projects. At Oktra, we’re now working on more and more projects of 50,000-70,000 sq ft.
When deciding whether to take the design and build or traditional approach, it’s useful to evaluate the similarities and differences of each.
|Traditional||Design & Build|
|Cost||Construction costs initially unknown - cost certainty achieved later||Construction cost realised and fixed from initial design phase|
|Control||Owner retains control over design and construction||Requires less owner expertise and resources|
|Time||Design and construction are sequential, typically resulting in longer schedules||Construction can overlap design completion reducing project schedule|
|Risk||Client retains the risk of consultant/contractor non-performance||Diminished risk and liability with single, unified team|
|Design||Equivalent capabilities||Equivalent capabilities|
|Communication||Owner acts as arbiter for the design and construction issues that occur for each company||Single point of contact throughout project|
|Quality||Equivalent capabilities||Equivalent capabilities|
|Value||Value engineering occurs when contractor awarded||Value engineering occurs at outset of project|
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