The Design-Build Approach: Transforming Commercial Spaces with Clearspace
Executive Summary
The design-build approach is revolutionizing how commercial spaces are built. At Clearspace, we leverage this method to deliver projects more cost-effectively and efficiently. Unlike the traditional Design-Bid-Build (DBB) model—also referred to as designer-led—which separates design and construction into distinct phases, the design-build model aligns project outcomes with a single vendor. This integration eliminates the need for multiple fee-based consultants, reducing complexities, minimizing delays, and enhancing the client experience with a streamlined, unified process.
In contrast, the DBB method often leads to higher costs, extended timelines, and potential miscommunication due to the disconnect between design and construction. Clearspace’s Design-Build (DB) model offers a more efficient and cost-effective alternative by consolidating both phases into one cohesive system.
How Does Design-Build Compare to Designer-Led?
What is Design-Build?
Design-build is a project delivery method where a single team is responsible for both design and construction. This approach emphasizes project outcomes over seeking fees (billable time), creating a collaborative process that avoids the pitfalls of traditional models, which require separate contracts for design and construction. By working with a single source, the project benefits from streamlined coordination, from start to finish. This method is growing in popularity due to its ability to reduce inefficiencies caused by splitting responsibilities.
Comparison with Traditional Designer-Led Methods (DBB)
| Phase | Design-Bid-Build (DBB) | Design-Build (DB) |
|---|---|---|
| PROJECT INITIATION | The client hires a Designer to develop detailed plans and specifications before contractors are invited to bid. While the scope is defined early, without a construction partner involved in this stage, there are often inefficiencies which can be difficult to correct later. | A single entity manages both design and construction, enabling early collaboration between the teams, resulting in greater efficiency and cost savings from the outset. |
| DESIGN PHASE | The design is completed fully before tendering the project and construction begins. This approach often leads to delays and increased costs if changes are made after the design is finalized. | Design and construction proceed in parallel, allowing real-time adjustments informed by the construction team's input, which prevents costly redesigns and facilitates greater flexibility. |
| BIDDING (TENDER) PHASE | Contractors bid for the construction phase after the design is completed. This step is time-consuming, requiring detailed reviews of multiple proposals. | With the design-builder involved from the design phase, the process is faster and prone to fewer errors as the construction team is already deeply familiar with the project. A prime example of this is requests for information (RFIs) are answered faster helping avoid delays. |
| CONSTRUCTION PHASE | The contractor works independently of the designer, following the provided plans. This separation can lead to miscommunication and conflicts. When issues are found onsite and changes are a formal RFP process takes place and can result in coordination fee from the designer and the contractor. | In Design-Build, the teams work collaboratively, ensuring seamless communication and reducing the risk of delays due to misinterpretations. |
| PROJECT COMPLETION AND EVALUATION | The designer conducts a final walkthrough to confirm adherence to the design. Coordinating changes at this stage can take longer due to separate teams. | Ongoing evaluations throughout the project help identify and resolve issues early, resulting in fewer surprises at completion. |
Explore: Cost Advantage
Value Engineering from the Start
Clearspace’s design-build model integrates value engineering from the very start. Unlike traditional methods, where cost-cutting measures are often introduced only after the design phase is completed, we proactively address cost efficiency much earlier in the process. With our proprietary tool, Clarity, we automate takeoffs and provide accurate cost estimates upfront. This enables data-driven decisions that reduce material costs and prevent the need for costly redesigns. By embedding value engineering into the planning stage, we not only enhance efficiency but also deliver more value to our clients through a streamlined approach.
Reduced Administrative Costs
In Design-Build, the integration of design and construction leads to role consolidation:
Consolidated management eliminates the need for separate oversight roles, streamlining the process under one management structure.
Earlier involvement of key team members facilitates efficient decision-making and reduces the likelihood of rework.
Streamlined communication enhances collaboration, minimizing delays and reducing the need for extra administrative oversight.
These factors lead to lower overall project costs, as fewer roles are required and management overhead is minimized.
Key Project Roles in Design-Build vs. Traditional DBB
| Role | Description | Design-Build | Necessary in Design-Build? |
|---|---|---|---|
| PROJECT MANAGER | Oversees both design and construction, ensuring seamless coordination. | One central PM overseeing both design and construction. | ✔ |
| DESIGN MANAGER | Coordinates between design and construction. | Not required, as coordination happens within an integrated team. | ✘ |
| LEAD DESIGNER | Responsible for overall design vision. | Collaborates closely with the construction team. | ✔ |
| ENGINEERING MANAGER | Manages technical solutions to align with design and construction. | Engineers are part of the integrated team. | ✘ |
| CONSTRUCTION MANAGER (CM) | Manages the construction process. | Integrated with design, reducing the need for a separate manager. | ✘ |
| SITE SUPERVISOR | Manages daily on-site operations, ensuring smooth project execution. | Essential for overseeing day-to-day activities. | ✔ |
Explore: Fast Project Completion
Stacking Workflows
A key strength of design-build is the ability to overlap tasks, allowing work to progress without waiting for each phase to be fully completed. For example, construction can begin while design elements are being finalized, speeding up the project timeline. This parallel approach prevents delays common in designer-led models, where each phase must be completed sequentially. By spotting potential issues early, Clearspace keeps the project moving forward smoothly.
Real-Time Problem Solving
In traditional projects, construction often halts when issues arise, leading to redesigns and approval delays. In contrast, the integrated design-build model enables Clearspace to address problems as they occur, allowing the team to make real-time adjustments. This agility reduces downtime and ensures the project stays on track.
Change Order Process: Design-Build vs. Traditional DBB
Design-Build
Client directs changes
PM shares the proposed change with the design team
Design, construction, and estimating teams review the proposed change and provide pricing to the client
Client approves the proposed change
The proposed change becomes a change order; the contract price and time are adjusted
Traditional DBB
Client directs changes
PM shares the proposed change with the design team
Design team reviews and provides a design fee for the proposed change
Client approves the design fee through the project manager (PM)
Design team prepares change drawings and documents for the contractor to provide pricing
Contractor prices the proposed change
PM shares the proposed change with the client
Client approves the proposed change
The proposed change becomes a change order; the contract price and time are adjusted
Explore: Better Client Experience
One Team, One Goal
In the design-build model, clients work with a single team from start to finish. This eliminates the need to manage multiple contracts or vendors, reducing the chance of miscommunication. Since one team handles both design and construction, everyone remains aligned, ensuring a smoother, more collaborative process.
Simplified Contracts
Design-build requires fewer contracts, simplifying the entire process. Instead of the owner managing separate contracts for design and construction as in the traditional design-bid-build model, only one contract is required. This significantly reduces the administrative burden and allows clients to focus on the broader project vision, rather than dealing with extensive paperwork and coordination between multiple parties. This consolidated structure contributes to faster project delivery and cost efficiencies compared to other models.
Risk Transfer and Mitigation
Design-build significantly mitigates the risks that traditionally fall on the client in models like design-bid-build. By consolidating both design and construction responsibilities under a single contract, the design-build team assumes accountability for a broad range of risks. This integration ensures that risks related to defective materials, design errors, or unforeseen construction challenges are centrally managed, reducing the likelihood of miscommunication or conflicting interests between designers and builders.
In a design-bid-build model, the client would typically bear the burden of managing separate contracts for design and construction, which could lead to gaps in responsibility and increased risk exposure. However, in the design-build model, the single entity is responsible for overseeing all aspects of the project. This includes managing subcontractors, resolving constructability issues, and ensuring that the project adheres to quality standards and timelines. Consequently, the design-build firm assumes financial and operational risks, thereby relieving the client from potential cost overruns, delays, and liabilities.
The efficiency of this model leads to a more cohesive and predictable project process, with enhanced communication and streamlined decision-making. As a result, the client benefits from reduced administrative burdens, more accurate cost forecasting, and a significant reduction in the uncertainty that typically accompanies construction projects.
Future of Design-Build
The Future of Built Spaces
At Clearspace, we believe design-build is the future of commercial construction. As more industries recognize its benefits, this model is gaining widespread adoption, especially in tenant space design and real estate development. The design-build approach offers unmatched control, efficiency, and streamlined workflows, making it the optimal choice for innovative, forward-thinking projects.
Technology and Innovation
To fully leverage construction technology, integrating both design and construction is essential. Clearspace’s unified team works within a single system and technology stack, ensuring seamless collaboration. This cohesive approach eliminates inefficiencies often caused by misaligned teams using different systems, maximizing both efficiency and project outcomes. Our proprietary Clarity tool further enhances this process by enabling value engineering early on and facilitating real-time problem solving, ensuring cost-effective, timely delivery.
Clearspace Leading the Future
As design-build continues to transform the industry, Clearspace is leading the way. By integrating design and construction under one roof, we reduce costs, accelerate timelines, and consistently deliver high-quality results tailored to our clients' needs.
In short, Clearspace isn’t just adapting to the future of construction—we’re driving it. Our focus is on creating spaces that inspire, boost productivity, and work better for businesses and people alike. The future of construction is here, and we’re proud to deliver it.
