The traditional method of project protocol that Counsilman-Hunsaker is involved with, particularly on publicly funded projects would be to follow a design/bid/build scenario. In a design/bid/build situation, the owner of the project hires an architectural or engineering firm to handle design functions and develop the construction documents and specifications. The design team will work with the owner to identify the owner’s needs, develop a written program documenting those needs and then produce a conceptual or schematic design.
This early design is then developed, and the entire design team, which is traditionally comprised of the Architect, Mechanical, Electrical, and Plumbing Engineers (MEP engineers), a Structural Engineer, Site/Civil Engineer, landscape architect and the Aquatics Consultant to complete documents (drawings and specifications). These documents are then coordinated by the architect and put out for bidding to various general contractors.
The documents and specifications are put out to bid, and general contractors provide their best price to execute construction activities. Once bids are received, the Architect typically reviews the bids, seeks any clarifications required of the bidders, ensures all documentation is in order (including bonding if required), and advises the owner as to the ranking of the bids. If the bids fall in a range acceptable to the owner, the owner and architect discuss the suitability of various bidders and their proposals. The owner is not obligated to accept the lowest bid, and it is customary for other factors including past performance and quality of other work to influence the selection process. However, the project is usually awarded to the lowest bid by a qualified general contractor.
In the event that all of the bids are in excess of the goals of the owner, the owner may elect to reject all bids. The following options become available:
In the design/bid/build scenario the design team would traditionally include multiple vendors and manufacturers of the various pieces of equipment. The thought is that this will provide for the most competitive bidding environment. Considering that contractor selection is traditionally done on a low bid basis, it is critical to pre-qualify contractors to ensure that the low bidder is in fact qualified to build the project.
In a design/bid/build situation, the client is responsible for overseeing the activities of the general contractor selected to build the project. Any changes or revisions to the construction documents are done via addenda and are issued for construction. Traditionally there are numerous approvals, such as local and state building and board of health permits that must be achieved from all jurisdictional authorities prior to the start of construction.
In most instances, almost every component of a project is supplied and installed by sub-contractors. The general contractor often provides work with its own forces, but it is not uncommon for a general contractor to limit its role to management the construction process and daily activity on a construction site. The Architect will act as the Owner's agent to review the progress of the work and to issue site instructions, change orders or other documentation necessary to the construction process.
Powered by BetterDocs