The Design-Assist Methodof Construction Delivery

Seema LalNovember 25, 2014for the Affinity Institute

What is Design-Assist?

Project delivery method where construction team works with architect/engineer during design phase

Specific expertise of Subcontractors add value to the design and reduce cost and time

Speaking notes: For example, the curtainwall subcontractor might have an idea for improving the fastening system that could save time and money or the plumbing subcontractor might have a concern with constructability that could result in a change order that will add cost and time to the project.

Traditional delivery method is design-bid-build:• Contractor does not see the plans and specifications until

completed and ready for bids

Speaking Notes

has long been common for owners to hire the construction manager or the pre-selected general contractor prior to the completion of the design to provide “pre-construction services.”

These services typically consist of reviewing the draft plans, commenting on constructability and providing cost estimating and scheduling services, but may also include providing advice on materials, systems and equipment, labor and material availability, procurement timing and alternative designs.

Trade subcontractors are usually not involved, so the services lack the benefit of their specialized expertise.

Who is Involved?

Construction manager General contractor Key trade subcontractors Speaking Notes: Participation of the individual trade subcontractors

in the design is intended to allow their specific construction expertise to add value to the plans (excluding the aesthetics and style of the project) and reduce the cost and the schedule for the project.

While it generally advocates contractor involvement in the design prior to construction, the number of trades involved and the scope of their design assistance services can be tailor-made to suit the needs of each project. 

Speaking Notes

Design-assist can be used both in conjunction with a construction manager or a general contractor

the owner can enter into one contract solely with the general contractor or the construction manager, in which case they will, in turn, enter into multiple separate contracts with the trade contractors. The owner can also enter into a separate contract with each member of the design-assist construction team, i.e., the general contractor or the construction manager and each trade contractor.

As for the scope of work to be covered under the contract, one of two basic alternatives is usually followed: One alternative is for the scope of work to be limited to only the design-assist services to be rendered prior to construction. If the scope of work under the contract is limited to the design-assist services, a new contract will obviously be needed for construction services regardless of whether the same construction manager or general contractor is hired to construct the project. The other alternative is for the scope of work to cover everything from the commencement of design-assist services through the completion of construction.

Speaking Notes

As for the design-assist services to be rendered, they can vary from performing an isolated and defined task (e.g., value engineering) to providing comprehensive design assistance (such as all of the services identified in the list above).

Also, different construction team members can be hired to provide different design-assist services, as the owner wishes.

Similarly, payment for design-assist services are completely negotiable, and may be a fixed fee, a monthly sum, an hourly rate or other mutually agreed amount.

Like other collaborative delivery methods, some design-assist contracts are adopting the “gain share / pain share” approach to compensation whereby a bonus is paid in the event that a certain target price is achieved or savings realized as well as a penalty (a portion of the fee is not paid) in the event that the target price is not achieved or the savings are not realized.

Advantages of Design-Assist

Design concerns addressed early Speaking Notes: It has long been common for architects and engineers to

provide performance specifications for certain components of the project, such as HVAC and sprinkler systems with the trade contractors performing the work for those components on a design-build basis.  Under design-assist, any or all of such design work provided by the trade contractors could be done during the design phase.

Fewer change orders, fewer issues with plans and specifications

Cooperative and collaborative relationship between the design team and the construction team reduces disputes

More accurate construction schedules and budgets Saves costs and time in the long run

Disadvantages of Design-Assist

Less competitive estimates• Minimize by submitting non-binding preliminary bids based

on schematics• Minimize by submitting final prices once design is

completed Contractors/Subcontractors liability concerns

• Agreement should clearly set out liabilities and obligations• Liability for design should remain with design team

Added cost and time during design phase Contractors/Subcontractors paid for design-assist services

• Reduced change orders and shorter schedule should make up for any additional front-end costs

Liability and Insurance Issues

Ultimate responsibility for design remains with design team (subject to terms of Agreement)

Unless specifically excluded from coverage, should not diminish coverage available

Use of Design-Assist Method

Remains low• Most common method still design-bid-build

Popularity appears to be gaining traction in US Best suited for complex design requirements and/or

unique or complicated materials and/or uses Speaking Notes: design-assist is intended to shine brightest when the nature of the

project is such that early engagement of the construction team, particularly specialty trades, in the design process can be most beneficial.  Prime candidates for design-assist are unique and complicated projects.  For example, hospital projects are often large and complex.  Plain vanilla or replicated “cookie-cutter” projects, like standard big box retail or convenience stores, would probably not be prime candidates for design-assist.

Increasingly used in health care field, which tends to involve specialized materials and uses

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