My Design/Build Coach Articles for Remodeling and Design/Build Professionals
	What Is The Design In Design/Build?
	Types of "Design" in Design/Build Attending the Remodelers Show in Atlantic City recently just confirmed what I had believed about confusion regarding design/build. Upon leaving a seminar about design/build I spoke to a few contractors who had very different opinions about what constitutes design/build and specifically what role design has in the process. As a participant and an enthusiast of design/build, of course I believe it is the preferred method of project delivery. But there are various hybrids that are all part of the same family. They are: Short Order Cook Design/Builder - In this scenario the customer dictates the drawings to the contractor who, in essence, takes the order for the job rather than designing anything. The positives include: A vanilla flavor project tends to be less complex in design; the client is focused on and vested in the project; and the contractor controls the "buildability" of the project. The negatives include: The project may not be aesthetically pleasing and therefore won't bring in future clients through referrals; the client may change his/her mind mid-stream in the process; and the client is in control of product selection and may cause excess work for the contractor. Design Negotiator/Builder - This is the contractor that takes architectural plans that have already been drawn up and prepares a negotiated bid with the homeowner and the architect or designer which eliminates other bids on the job. The positives include: The contractor does not get involved with the design phase so he does not have to hold hands through the selection process and be patient with the evolution of design. The negatives include: The contractor is not in control of the "buildability" of the project; does not have a hand in product selection and where those products are coming from (as opposed to waiting six months for the toilets that were ordered from Timbuktu); and has control of the budget instead of reacting to the budget.  Traditional Design/Builder - The general contractor hires a designer or multiple designers as sub-contractors to himself. The contractor signs the design contract with the homeowner and the designer then starts on the design phase with both homeowner and contractor. The positives include: The contractor has multiple talents to choose from to cater to their different clientele and their demographics; the contractor controls the design and the budget at the same time; a clear construction slot is provided for the company to prepare construction schedules; the contractor controls the product selection; and the contractor receives a fee for the design phase of the work (no more free bidding). The negatives include: It takes the contractor completely out of the bid process; the contractor becomes liable for all aspects of design and construction; and it requires professional selling skills. In-House Design/Builder - In this scenario, the designer is employed by the builder or is the builder with professional design training and/or experience. The positives include: The contractor only has to work with one designer and can become well versed in working together; the contractor controls the money on the project; the contractor has leverage over the designer as his/her boss; the contractor controls the schedule of the designer for most efficient use of time; and the contractor can choose the level of design skills that best match his market (i.e. - high end projects may require more sophisticated design ability than other clients). The negatives include: Providing a limited number of jobs for the designer to work on which limits his experience; possibly stifling the designer's creativity by establishing a "comfort zone" from which it is difficult to deviate; and the burden of assuming the cost of an employee including salary and benefits even when the market slows down and they may not have enough work to keep them busy. Ultimate Design/Builder - The ultimate, of course, would be to have the client sign one contract which binds them not only to the design phase of the project, but also the build part. This sets forth the clear expectation on both parties part that the project will be built. Whether the designer is an employee, a sub-contractor or other the end result is the same: the project will be built. The positives are: The signed contract locks in the client; the contractor can manage and predict company revenue more accurately; the company can establish a distinguished reputation in the industry and therefore generate more referrals based on the one stop shopping principal. The negatives include: The contractor must know the unit cost of labor and materials extremely well; there is little room for error; the construction team must be highly professional and productive; the contractor needs a high level of professional selling skills. For many contractors that are changing into design/builders the process is an evolution. In fact, they may start out as Design/Negotiator/Builders and in the end achieve the position of Ultimate Design/Builder. But along the way experience and training will be essential elements of their success. The first step in that journey is to understand what their options are and where their comfort zone lies. The rest will follow. (Future articles will address each style individually)
	WHAT IS THE DESIGN IN DESIGN/BUILD? By Joseph Dellanno Reprinted from Residential Design & Build Magazine www.dbmagazine.com