Curious about the stages of a construction project? At Northern Construction, we alternate between the Design-Build model, Design-Bid-Build model, or an Integrated model to complete our construction projects. Read more to learn how we tailor our construction process for each client and what it’s like to work with us.
Stages of a “Design-Bid Build” Construct Project
The Design-Bid-Build construction process is one of the most popular construction methods because it allows clients to get constructive feedback about the project. The Design-Bid-Build model consists of seven steps. Here’s the process:
Step 1: Design
The design phase is a critical stage in any construction project, laying the foundation for the entire build. During this phase, the project team collaborates to create detailed plans and specifications that will guide the construction process. The key activities in the design phase include:
- Architectural and Engineering Design: Architects and engineers work together to create detailed drawings and specifications that outline the project’s structural, mechanical, and electrical components. This phase involves conceptual design, schematic design, design development, and construction documentation.
- Development of Construction Documents: Once the design is finalized, the project team develops construction documents, including blueprints, specifications, and other technical documents. These documents serve as a guide for contractors during the construction phase.
- Value Engineering: Value engineering is a systematic approach to improve the value of a project by analyzing its functions and reducing costs. During the design phase, value engineering helps identify opportunities to achieve project goals more efficiently.
Step 2: Pre-Construction
In the Design-Bid-Build model, we complete the following steps in the pre-construction phase:
- Get budget approval.
- Contact city officials, local representatives, and private sector personnel to notify them.
- Make any additional plans or adjustments to the construction site.
- Coordinate schedules with the surrounding community and private firms to minimize any disruption.
- Conduct an equipment inventory to assess any need.
At the end of this process, the client makes any final decisions and last-minute check steps. Once these steps are complete, the client releases a Notice-To-Proceed for contractors to start the next phase.
Step 3: Procurement
In the Procurement phase, we coordinate with all contractors to create a baseline schedule to complete the project phases on time. Some contractors’ roles directly depend on other contractors, so we diligently plan the entire project scope and steps. We use this phase to delegate any team roles for the project, including managers, team leads, and more.
Also, in the Procurement phase, we note any materials with extensive lead times that could delay the project. For example, bridge beams, steel beams, and plumbing items can take longer to arrive, so we keep an eye out for these.
Step 4: Construction
The construction process is when the design becomes a reality. To keep the project on track, we’ll schedule either weekly, bi-weekly, or monthly review meetings with project stakeholders from both organizations. In these meetings, we review the work completed thus far and look ahead at upcoming project goals. We’ll also complete quality control and inspections to ensure design standards are being met, as well as safety management steps to ensure site preparedness.
The construction work itself accounts for:
- Mobilization of Resources: This includes logistics coordination (e.g., equipment transportation), temporary site facilities setup, obtaining the necessary permits/clearances, and finalizing project alignment between all contractors, subcontractors, and supplies.
- Site Preparation and Foundation Work: The ground must be leveled and cleared of all items. Then, excavation can be done for below-ground structures and foundations. Once the stabilization of the soil has been determined, the foundation itself can be laid down.
- Structural Construction: We can move into constructing the framework, floors, roofs, exterior walls, staircases, elevator shafts—whatever is needed.
- Mechanical, Electrical, and Plumbing (MEP) Installation: All essential building systems are incorporated. This includes mechanical (e.g., HVAC), electrical (e.g., lighting fixtures and power outlets) plumbing (e.g., water supply lines and drainage systems), and fire protection systems.
- Finishes: Interior and exterior construction steps—from drywalls and fixtures like cabinets to final coatings—are completed.
Step 5: Commissioning
After we finish construction, we enter the Commissioning phase, in which we educate anyone who will use the new site about the new features. For example, if we built a new building for an office, then we would hold a commissioning meeting for the people who worked at the office space and the office administration.
We conduct two types of commissioning: vertical and horizontal commissioning. Vertical commissioning includes the state legislature issuing a certificate of occupancy that lets the client operate the building. Horizontal commissioning includes any miscellaneous items that do not occur in vertical commissioning.
Step 6: Owner Occupancy
During this phase, we shift all building management to the client to prepare them to move into the new building. Key activities that help ensure a smooth transition include:
- Final Inspections and Approvals: This includes building code compliance, comprehensive system testing, and securing any necessary certificates of occupancy.
- Handover Documentation: This includes “as-built” drawings, operation and maintenance manuals, and transferring over any necessary warranties or guarantees (e.g., materials, equipment, workmanship, etc.) to the owner.
Step 7: Project Closeout
Our project closeout phase is a primarily internal review of our overall project efficiency. We host project meetings with our team leads, managers, and contractors to identify areas to improve. We also highlight project strengths that we plan to implement in the future.
Stages of a “Design-Build” Construct Project
The Design-Build Process slightly differs from the Design-Bid-Build approach because the contractors and designers work together. Here are the key differences:
Step 1: Design
The design settles the groundwork for the entire build. During this phase, the client releases a Request for Quote (RFQ) that includes both the design and construction services instead of having two separate contracts. This strategy streamlines the process by allowing the designer to collaborate to fulfill the design. Then, the integrated project team collaborates to create detailed plans and specifications to guide the construction process.
The key activities in the design phase include:
- Architectural and Engineering Design: Architects, engineers, and builders collaborate to create comprehensive drawings and specifications outlining the project’s structural, mechanical, and electrical components. This covers conceptual design, schematic design, design development, and construction documentation, all with direct input from the construction team to ensure practicality and efficiency.
- Development of Construction Documents: Once the design is finalized, the integrated team develops construction documents—including blueprints, specifications, and other technical materials. These documents serve as a thorough guide for the entire design-build team, ensuring all members are aligned and ready for the construction phase.
- Value Engineering: Value engineering is a systematic method to enhance a project’s value by analyzing its functions and reducing costs. During the design phase, value engineering involves the entire design-build team collaborating to identify opportunities to achieve project goals more efficiently and cost-effectively, ensuring optimal resource use and project success.
Step 2: Pre-Construction
The pre-construction phase is similar in both the design-build process and the design-bid-build process because both strategies have a checklist of items to complete before starting the construction phase. The primary difference is that the contractors might coordinate all subcontractors in-house because they all work from one contract. In the design-build model, the pre-construction phase includes the following steps:
- Obtain budget approval.
- Inform city officials, local representatives, and private sector personnel about the project.
- Collaborate with the entire team to develop and refine plans or adjustments for the construction site.
- Coordinate schedules with the surrounding community and private firms to minimize disruptions.
- Conduct an equipment inventory to assess needs.
Step 3: Procurement
The procurement phase in the design-build process is more efficient because all communication between contractor and designer occurs within one organization instead of working with external contractors. This phase still includes project time estimates for materials.
Step 4: Construction
During the construction phase, the envisioned design starts becoming a reality. To maintain project momentum, regular review sessions—occurring weekly, bi-weekly, or monthly—should happen with all relevant stakeholders. These meetings will help assess completed tasks, anticipate future milestones, conduct quality checks, and perform inspections to ensure design specifications/project safety.
The construction process itself includes:
- Mobilization of Resources: This involves coordinating logistics (such as transporting equipment), establishing temporary site facilities, securing necessary permits, and aligning all project stakeholders—including contractors, subcontractors (if there are any), and suppliers.
- Site Preparation and Foundation Work: Initial tasks involve clearing and leveling the site, followed by excavation for below-ground structures and foundations. Foundation construction commences once soil stabilization is confirmed.
- Assembly of Structural Components: Everything from the framework and floors to roofs and exterior walls is constructed based on the project design.
- Installation of Mechanical, Electrical, and Plumbing (MEP) Systems: Integration of vital building systems—including HVAC, lighting fixtures, power outlets, plumbing lines, drainage systems, and fire protection systems—is completed.
- Final Finishing: Interior and exterior element work—such as drywall installation and cabinetry installation—can be performed.
Step 5: Commissioning
After the completion of construction, things transition into the commissioning phase. This encompasses two main categories: vertical and horizontal commissioning.
- Vertical commissioning: Involves obtaining the necessary approvals and certifications to enable the client to legally operate the building. This includes securing a certificate of occupancy from the relevant authorities—such as the state legislature—signaling compliance with building codes and regulations.
Horizontal commissioning: Addresses various additional tasks beyond the scope of vertical commissioning. These tasks may include addressing any outstanding issues, fine-tuning systems, conducting final inspections, and ensuring that all components of the project are functioning as intended. Essentially, horizontal commissioning encompasses all miscellaneous items necessary to ensure the seamless operation and functionality of the completed facility.
Step 6: Owner Occupancy
During this phase, all building management responsibilities transfer to the client, ensuring their readiness for occupancy in the new facility. This includes:
Handover Documentation: Compiling and furnishing essential handover documentation for the client, including updated “as-built” drawings and operation and maintenance manuals. Furthermore, all relevant warranties and guarantees for materials, equipment, and workmanship should also be transferred to the owner, ensuring ongoing support for their completed project.
Step 7: Project Closeout
This is the same as step 7 in the Design-Bid Build project: Our project closeout phase is a primarily internal review of our overall project efficiency. We host project meetings with our team leads, managers, and contractors to identify areas to improve. We also highlight project strengths that we plan to implement in the future.
Integrated Model
Recently, companies started using a hybrid model for their construction process that combines the Design-Build and Design-Bid-Build approaches. In the Design phase, the Integrated Model allows the designer to design a fraction of the final project before collaborating with the contractor. This hybrid model combines the best of both processes by keeping the services on one contract and working together to adjust the specs if necessary. The construction manager plays a key role in managing contracts with the subcontractors in the hybrid model.
Work With Northern Construction, Today!
At Northern Construction, we have experience in working in all three models depending on the best fit for the client. No matter the construction process, we take every step to ensure that we are efficient as possible. Want to work with us on your next project? Contact us so we can discuss your project goals!