2. What is Design-Assist?
Project delivery method where construction team works with
architect/engineer during design phase
Specific expertise of Subcontractors add value to the design
and reduce cost and time
Speaking notes: For example, the curtainwall subcontractor might have an idea for improving the
fastening system that could save time and money or the plumbing subcontractor might have a
concern with constructability that could result in a change order that will add cost and time to the
project.
Traditional delivery method is design-bid-build:
• Contractor does not see the plans and specifications until
completed and ready for bids
3. Speaking Notes
has long been common for owners to hire the construction manager
or the pre-selected general contractor prior to the completion of the
design to provide “pre-construction services.”
These services typically consist of reviewing the draft plans,
commenting on constructability and providing cost estimating and
scheduling services, but may also include providing advice on
materials, systems and equipment, labor and material availability,
procurement timing and alternative designs.
Trade subcontractors are usually not involved, so the services lack
the benefit of their specialized expertise.
4. Who is Involved?
Construction manager
General contractor
Key trade subcontractors
Speaking Notes: Participation of the individual trade subcontractors in the
design is intended to allow their specific construction expertise to add value to
the plans (excluding the aesthetics and style of the project) and reduce the
cost and the schedule for the project.
While it generally advocates contractor involvement in the design prior to
construction, the number of trades involved and the scope of their design
assistance services can be tailor-made to suit the needs of each project.
5. Speaking Notes
Design-assist can be used both in conjunction with a construction manager or a
general contractor
the owner can enter into one contract solely with the general contractor or the
construction manager, in which case they will, in turn, enter into multiple separate
contracts with the trade contractors. The owner can also enter into a separate contract
with each member of the design-assist construction team, i.e., the general contractor or
the construction manager and each trade contractor.
As for the scope of work to be covered under the contract, one of two basic alternatives
is usually followed: One alternative is for the scope of work to be limited to only the
design-assist services to be rendered prior to construction. If the scope of work under
the contract is limited to the design-assist services, a new contract will obviously be
needed for construction services regardless of whether the same construction manager
or general contractor is hired to construct the project. The other alternative is for the
scope of work to cover everything from the commencement of design-assist services
through the completion of construction.
6. Speaking Notes
As for the design-assist services to be rendered, they can vary
from performing an isolated and defined task (e.g., value
engineering) to providing comprehensive design assistance
(such as all of the services identified in the list above).
Also, different construction team members can be hired to
provide different design-assist services, as the owner wishes.
Similarly, payment for design-assist services are completely
negotiable, and may be a fixed fee, a monthly sum, an hourly
rate or other mutually agreed amount.
Like other collaborative delivery methods, some design-assist
contracts are adopting the “gain share / pain share” approach
to compensation whereby a bonus is paid in the event that a
certain target price is achieved or savings realized as well as a
7. Advantages of Design-Assist
Design concerns addressed early
Speaking Notes: It has long been common for architects and engineers to provide
performance specifications for certain components of the project, such as HVAC and
sprinkler systems with the trade contractors performing the work for those components
on a design-build basis. Under design-assist, any or all of such design work provided
by the trade contractors could be done during the design phase.
Fewer change orders, fewer issues with plans and
specifications
Cooperative and collaborative relationship between the design
team and the construction team reduces disputes
More accurate construction schedules and budgets
Saves costs and time in the long run
8. Disadvantages of Design-Assist
Less competitive estimates
• Minimize by submitting non-binding preliminary bids based on
schematics
• Minimize by submitting final prices once design is completed
Contractors/Subcontractors liability concerns
• Agreement should clearly set out liabilities and obligations
• Liability for design should remain with design team
Added cost and time during design phase
Contractors/Subcontractors paid for design-assist services
• Reduced change orders and shorter schedule should make up for
any additional front-end costs
9. Liability and Insurance Issues
Ultimate responsibility for design remains with design team
(subject to terms of Agreement)
Unless specifically excluded from coverage, should not
diminish coverage available
10. Use of Design-Assist Method
Remains low
• Most common method still design-bid-build
Popularity appears to be gaining traction in US
Best suited for complex design requirements and/or unique or
complicated materials and/or uses
Speaking Notes: design-assist is intended to shine brightest when the nature of the project is such
that early engagement of the construction team, particularly specialty trades, in the design process
can be most beneficial. Prime candidates for design-assist are unique and complicated projects.
For example, hospital projects are often large and complex. Plain vanilla or replicated “cookie-
cutter” projects, like standard big box retail or convenience stores, would probably not be prime
candidates for design-assist.
Increasingly used in health care field, which tends to involve
specialized materials and uses
