The design and construction process requires the integration of many disciplines to deliver a completed building. Initial steps include architects working with the client to develop a program that provides the overall vision for the project. Once the client and designers have decided what the project wants to be, many additional specialists are brought into the process to design specific systems in the new building or renovation. Under the traditional design-bid-building project delivery method, a separation exists between the design team and the construction team.
The process is structured so that design documents prepared by the design team become the contract between the owner and the contractor. Design changes during construction and adjustments to built conditions in renovation projects are not easily accommodated in this process leading to change orders and potential cost overruns. Although AENA provides design services for design-bid-build projects, we also offer our clients the possibility to deliver the project under a design-build delivery method. Under this model AENA will provide all design and construction services necessary to complete the project for the client. Among the many advantages of this project delivery method is an expedited schedule that allows many aspects of the design and construction to occur simultaneously.
Design services provided during the initial phases of the project are the same under the design-bid-build delivery method or the design-build methodology. The first steps are that the client and designers derive the building program and work together to make initial design decisions. The design process through permit approval is also the same in either model. Upon approval of the permit application, the client has the option to have AENA prepare construction documents that become the contract between the owner and bidders, leading to the selection of a contractor to perform the work. If the client prefers a design-build delivery method, AENA will provide a preliminary project budget based on the current design and proceed with the final design for the project.
If a design-build project delivery is selected, the client has the option to proceed with the project under two methods. AENA can provide a guaranteed maximum for the project based on a final estimate prepared at the end of the full design process. This methodology requires additional design fees to bring the project to a level that an accurate cost can be delivered.
Adjustments to the project budget can be made during this period to allow the client to be able to obtain any necessary financing for the project. The second design-build option, and the most cost effective methodology for project delivery, is the cost-plus method where the client is billed directly for any design or construction expenditures incurred in the project. This approach is beneficial to the client since the process to prepare estimates is in itself a cost that is not present in the cost-plus method. Cost-plus allows the client to take full advantage of the experience and purchasing capability of AENA without a substantial mark-up or profit percentage. The client is only billed for the actual labor and materials that go into delivering the project.
Design-build is the close integration of the design and construction process. AENA has architects, designers, engineers, expediters, and trades-people on staff that work on every aspect of the project. By involving the engineers and construction tradespeople early in the process, AENA is able to avoid discrepancies and delays often encountered in bid-build projects. Our in-house architectural staff interacts with other members of the AENA team to design and subsequently build the project so the understanding of the design intent is clear throughout the process and any difficulties in implementing the design are mitigated.
At AENA we pride ourselves in the concept of a partnering with our clients. Because we take responsibility for every aspect of the project from design through construction under the design-build model, we are held accountable for the progress and outcome to our clients. Responsibly is another key advantage of the design-build process since the absence of change orders and lack of requests for information between contractor and architect streamlines the process and creates a single source for accountability.
