The Six Phases of Design/Build

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A Step-By-Step Review of the Design/Build Process

1. Schematic Design Phase

  1. Review the owner's programmatic requirements and interview the Local Governmental representative for zoning, planning and local ordinance requirements
  2. Develop preliminary site plan, building floor plans, and building elevations for the Schematic Design Phase
  3. Document requested revisions from the owner's representatives
  4. Coordinate with owner contracted consultants; furniture supplier, bank and security equipment supplier, and IT specialists
  5. Develop preliminary project budget using Timberline Estimating and its "Commercial Knowledge" Means database

2. Design Development Phase

  1. Upon approval of the schematic design previously completed, develop more detailed plans and sections to describe updated revisions
  2. Develop outline material specifications for the Design Development Phase
  3. Meet with Owner and Owner contracted consultants or suppliers to further define their scope of supply
  4. Design Development Drawings:
    1. Site Plan with directional site signage
    2. Dimensioned Floor Plans (does not include any IT related equipment, cabinet work and schematic furniture layout)
    3. Reflected Ceiling Plan with schematic lighting (does not include alarm and CCTV equipment layouts)
    4. Interior Elevations (does not include counters and equipment locations)
    5. Power and Data floor plans - base drawings for use by others
  5. Continue coordination of zoning and planning issues with local governmental authorities.
  6. Develop more detailed project budget based on obtaining quotes from a select group of subcontractors using the preliminary plans prepared by the architect
    1. Rough carpentry subcontractor
    2. Roofing subcontractor
    3. Masonry subcontractor
    4. HVAC subcontractor
    5. Electrical subcontractor
    6. Suspended acoustical ceiling subcontractor
    7. Flooring subcontractor
    8. Painting subcontractor
    9. Door/window subcontractor
  7. Develop project milestone schedule
  8. Review project budget and schedule with Owner prior to commencement of construction documents
  9. Pre-qualify subcontractors for subsequent lump sum bidding - including Owner's preferred subcontractors

3. Construction Document Phase

  1. Based on the approved Design Development Documents and any further adjustments in the scope or quality of the project or construction budget, prepare Construction Documents consisting of drawings and specifications setting forth in detail the requirements for the construction of the project
  2. Coordinate with interior designer, specialty equipment suppliers, bank and security equipment supplier, and other owner contracted consultants
  3. Coordinate with the construction manager the details and methods of construction
  4. Construction manager provides constructability input to the Architect

4. Bidding or Negotiating Phase

  1. Furnish original documents for reproduction and distribution
  2. Answer subcontractor questions during bidding phase
  3. Prepare and furnish addenda as required
  4. Receive and prepare bid analysis for review with Owner
  5. Award subcontracts and write standard AIA subcontracts between Contract and Subcontractor

5. Construction Phase

  1. Review layout and dimensions with superintendent on site
  2. Visit the site at intervals appropriate to the progress of construction and at project punchlist and close out
  3. Review and process shop drawings and materials submittals
  4. Review and act on changes to the contract whether initiated by the subcontractors or the Owner
  5. Prepare and submit change orders to the Owner as they occur
  6. Review progress on a weekly basis with the Owner including status of:
    1. Project budget
    2. Project schedule
  7. Prepare and submit monthly pay requests to the Owner based on progress of construction
  8. Review and approve for payment invoices received from subcontractors

6. Project Close-out Phase

  1. Develop and maintain punchlist
  2. Ensure that punchlist is completed prior to issuing final payment to subcontractors
  3. Obtain waivers of lien and affidavits of final payment from all subcontractors prior to issuing final payment
  4. Submit final pay request to after completion of the project

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