Streamlined Process, Proven Results
The Johnston Builders Advantage
At Johnston Builders, we understand every project is unique. While we offer a range of construction delivery methods, the Design-Bid-Build approach remains a proven and reliable option, particularly for clients who prefer a traditional, linear process. This method divides a project into three distinct and sequential phases: design, bidding, and construction. It’s a structured path that offers clarity and defined stages from start to finish.
We work closely with our clients to determine the most suitable delivery method for their specific needs. Factors we consider include:
- Initial Investment: How much are you willing to commit upfront for design?
- Design Readiness: The level of design detail completed before seeking contractor bids.
- Risk Preference: Your comfort level with managing design responsibilities separately from construction.
- Project Timeline: If a more phased approach aligns with your schedule.
- Owner Expertise: Your experience and capacity in managing project components.
Phase 1: Design
Crafting Your Project’s Blueprint
This initial phase is where your project truly takes shape on paper and you engage directly with an architect and engineers. Their role is to translate your vision into comprehensive drawings, specifications, and other technical documents. This includes detailed architectural plans, structural designs, mechanical and electrical layouts, and material specifications.
This stage is critical for defining the project’s scope, quality, and functional requirements. Once the design is fully developed and approved by you, a complete tender package is compiled. This package forms the basis for contractors to accurately price the project, ensuring everyone bids on the same detailed information
Phase 2: Bid
Securing Competitive Proposals
With the design phase complete and the tender package ready, the project moves into the bidding stage. Johnston Builders, along with other general contractors, will review the detailed design documents and submit a proposal to construct the project in accordance with the specified design. This stage focuses on achieving competitive pricing based on a fully defined scope.
You have the flexibility to either issue the tender package publicly, allowing any qualified general contractor to bid, or privately to a select group of pre-qualified bidders with whom you may have existing relationships or who meet specific criteria. Once bids are received, you, often with the assistance of your design team, will review them for compliance and value, typically selecting the lowest compliant bid.
Phase 3: Build
Bringing Your Vision to Life
Upon selecting the general contractor, the project officially enters the construction phase. As the chosen general contractor, Johnston Builders assumes responsibility for the physical execution of your project. This includes meticulous planning, site management, procurement of materials, and engaging and managing all necessary subcontractors and tradespeople.
Throughout the build stage, our primary point of communication for design-related issues, clarifications, or changes is with your architect. This ensures that all construction activities strictly adhere to the approved design documents and that any necessary adjustments are properly coordinated and implemented. We focus on efficient execution, quality craftsmanship, and maintaining a safe work environment to deliver a finished product that matches the detailed plans.
When Design-Bid-Build Offers Key Advantage
This delivery method can be particularly advantageous for owners who:
- Have Established Relationships: If you have existing, successful working relationships with specific architects and engineers, this method allows you to leverage those connections.
- Prioritize Upfront Design Control: You maintain direct control over the design process and decisions, ensuring the plans are exactly what you envision before construction bids are even solicited.
- Seek Competitive Bidding: The fully completed design allows general contractors to submit precise bids, fostering a highly competitive environment for pricing.
- Prefer Defined Responsibilities: This method separates design and construction liabilities, which some owners prefer for legal and contractual clarity.
- Require Public Tendering: For public sector projects or those requiring a transparent and open bidding process, the Design-Bid-Build approach is often mandated.
While the Design-Bid-Build method is more linear, it provides a structured and controlled path for project delivery. If this approach aligns with your project’s needs and your preferred level of involvement, Johnston Builders is here to partner with you every step of the way.
Frequently Asked Questions
Design-Bid-Build
What’s the main financial advantage of choosing Design-Bid-Build for a project?
The primary financial advantage of Design-Bid-Build is often the transparency and competitiveness in pricing. Because the design is fully completed before contractors bid, you receive proposals based on an exact scope, fostering a highly competitive bidding environment that can lead to more favourable pricing and greater cost certainty upfront.
How are changes or unexpected issues typically handled once construction begins in a Design-Bid-Build project?
In the Design-Bid-Build model, any changes or unforeseen issues that arise during construction generally follow a formal change order process. This involves the design team assessing the modification, and the general contractor then pricing the change. While more structured than integrated methods, this process ensures clear documentation and agreement on all adjustments before they are implemented.
Does the general contractor assist with finding an architect for the design phase?
While the Design-Bid-Build method typically involves the owner directly contracting with an independent architect, many general contractors, including us, are happy to provide recommendations. We have established relationships with various architectural firms and can suggest professionals whose expertise aligns well with your project’s scope and vision.
How is quality assurance and control managed throughout a Design-Bid-Build project?
Quality assurance in Design-Bid-Build is primarily governed by strict adherence to the detailed drawings and specifications prepared by your architect and engineers. As the general contractor, our responsibility is to construct the project precisely in accordance with these approved plans. Your design team typically also conducts periodic reviews and site visits during construction to ensure compliance with their design intent.
Is Design-Bid-Build more suitable for certain project sizes or types?
While Design-Bid-Build can technically be used for various projects, its linear nature and the requirement for a complete design package upfront often make it particularly well-suited for larger, more complex new builds or significant renovation projects where a detailed, pre-defined scope is beneficial. For smaller projects, other delivery methods, such as design-build, might offer greater efficiency depending on specific client needs.
Don’t hesitate to get in touch with us for more information.