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Selecting a builder is one of the most important considerations a homeowner must make. |
O U R P E R S P E C T I V E
Timing is Everything
DLD has no formal relationship with any particular builder. We do not follow a "design/build" project delivery method, where we are formally attached to a single builder partner.
We will gladly work with any builder you select.
> ARTICLE: Construction Process
We do, however, have relationships and experiences with a range of local builders, and we commonly offer our input on which builders we think might be best for you.
We will gladly work with any builder you select.
> ARTICLE: Construction Process
We do, however, have relationships and experiences with a range of local builders, and we commonly offer our input on which builders we think might be best for you.
CALM BEFORE THE STORM A rare moment of rest before the hammers start flying. One of the surest signs that a project is about to fire up is the arrival of the building and framing materials.
The Process, Traditionally
Historically, projects followed a traditional 3-step delivery method:
It's a clean and easily understood process with roles and responsibilities clearly defined.
With this delivery method, however, the builder doesn't enter the picture until after the project is completely designed and documented, which if things go according to plan, is not an issue. But with an inflating labor and material market, it has become increasing difficult over the last few years to estimate costs, and the implications of being off are even more pronounced.
Historically, projects followed a traditional 3-step delivery method:
- Design - full design and documentation of the project
- Bid - release bid documents, secure formal bids
- Build - permitting and construction of project
It's a clean and easily understood process with roles and responsibilities clearly defined.
With this delivery method, however, the builder doesn't enter the picture until after the project is completely designed and documented, which if things go according to plan, is not an issue. But with an inflating labor and material market, it has become increasing difficult over the last few years to estimate costs, and the implications of being off are even more pronounced.
READY TO ROLL It takes a lot of tools to get the job done. Good builders have to be well-versed with not only the right tools, but the right techniques. A good builder is worth every penny.
The Process Reimagined
To counteract this trend, we have brought preliminary pricing forward into the Schematic Design phase. instead of leaving it until the very end.
With DLD, the project delivery process now looks like this:
In this reimagined process, it's DLD's position to involve, or better yet, select a builder partner as soon as possible, after Schematic Design, ideally.
Getting builder pricing input early in the design process is the best insurance to keep your project and budget aligned and on track, especially given today's rapidly inflating labor and material costs.
> ARTICLE: Project Roles and Responsibilities
Working together as a design team to keep costs contained and design direction aligned with costs is invaluable, We understand that many homeowners desire a competitive bid scenario, and it's still the most common practice, but we've found construction costs are the costs, and to have a builder on board early is a luxury.
To counteract this trend, we have brought preliminary pricing forward into the Schematic Design phase. instead of leaving it until the very end.
With DLD, the project delivery process now looks like this:
- Design, Part 1 - PreDesign through Schematic Design, then pause
- Pricing - secure preliminary pricing based on initial design direction
- Design, Part 2 - Design Development through Construction Documents
- Bid - release bid documents, secure formal bids
- Build - permitting and construction of project
In this reimagined process, it's DLD's position to involve, or better yet, select a builder partner as soon as possible, after Schematic Design, ideally.
Getting builder pricing input early in the design process is the best insurance to keep your project and budget aligned and on track, especially given today's rapidly inflating labor and material costs.
> ARTICLE: Project Roles and Responsibilities
Working together as a design team to keep costs contained and design direction aligned with costs is invaluable, We understand that many homeowners desire a competitive bid scenario, and it's still the most common practice, but we've found construction costs are the costs, and to have a builder on board early is a luxury.
O P T I O N # 1
Construction Contract
Occasionally a prospective client comes to us with not only a builder identified, but with a construction contract already signed and attached to their project. From a budget standpoint, it introduces a safety net, as costs are capped and financial parameters are clearly established at the outset.
If your first and primary concern is a fixed construction cost, this option may be a good situation.
From a design standpoint, however, this can be the most restrictive and challenging situation, as there's a legally binding agreement in place in advance of any design work having been done.
In this scenario, the homeowner must be flexible on the design side, as it's highly likely certain design solutions and material options will not be available in an effort to comply with the set budget outlined in the construction contract.
If your first and primary concern is a fixed construction cost, this option may be a good situation.
From a design standpoint, however, this can be the most restrictive and challenging situation, as there's a legally binding agreement in place in advance of any design work having been done.
In this scenario, the homeowner must be flexible on the design side, as it's highly likely certain design solutions and material options will not be available in an effort to comply with the set budget outlined in the construction contract.
WHERE OTHERS WON'T GO Often the builder's job requires a bit of daring, as well as brute strength. Sitting comfortably at the ridge of a two story house puts you 25' off the ground with little to slow your roll. We prefer an office chair.
Key Considerations
> The construction contract language must be both detailed enough to clearly identify project scope and level of finish, while also allowing for flexibility to deviate from the contract, if desired. Without any design or construction documents to reference, the construction contract must be structured in such a way as to accommodate the changes to project scope and cost that might arise during the design process.
> There must be a clear list of allowances [estimated, line item prices for items not yet selected, such as tile, plumbing fixtures, and cabinets] or identified design alternatives.
> Designing your project with a fixed-price construction contract in place is a challenging design parameter. It places a heavy burden on the designer to understand not only the full project scope and specific language of the contract, but the pricing impact of each design decision, as well.
> All parties must be deeply involved through the entire design and documentation process. Regular and repeated pricing input must be secured from the builder to ensure that the design direction being pursued is aligned with the limits of the contract.
> Material and fixture selections are critical. The homeowner must be willing and able to limit considered options to those that work within the budget. Projects that run into pricing pressure commonly do so because selections are beyond the monies allotted.
> Detailed documents that track material and fixture selections are a must. A project-wide perspective on pricing - in real time - is necessary to maintain compliance.
DLD has worked this way before and will do so only if we are comfortable with both the builder and the language, details, and flexibility of the construction contract. We will review the contract language and will meet with the builder [if we have not worked together before] prior to generating a design proposal.
> The construction contract language must be both detailed enough to clearly identify project scope and level of finish, while also allowing for flexibility to deviate from the contract, if desired. Without any design or construction documents to reference, the construction contract must be structured in such a way as to accommodate the changes to project scope and cost that might arise during the design process.
> There must be a clear list of allowances [estimated, line item prices for items not yet selected, such as tile, plumbing fixtures, and cabinets] or identified design alternatives.
> Designing your project with a fixed-price construction contract in place is a challenging design parameter. It places a heavy burden on the designer to understand not only the full project scope and specific language of the contract, but the pricing impact of each design decision, as well.
> All parties must be deeply involved through the entire design and documentation process. Regular and repeated pricing input must be secured from the builder to ensure that the design direction being pursued is aligned with the limits of the contract.
> Material and fixture selections are critical. The homeowner must be willing and able to limit considered options to those that work within the budget. Projects that run into pricing pressure commonly do so because selections are beyond the monies allotted.
> Detailed documents that track material and fixture selections are a must. A project-wide perspective on pricing - in real time - is necessary to maintain compliance.
DLD has worked this way before and will do so only if we are comfortable with both the builder and the language, details, and flexibility of the construction contract. We will review the contract language and will meet with the builder [if we have not worked together before] prior to generating a design proposal.
Best Fit: Where a fixed budget is the priority and design preferences are very flexible
O P T I O N # 2
Builder Selection, Non-competitive
More commonly, we begin working with homeowners who don't yet have a builder identified. In this situation, we talk with the homeowner early [typically during PreDesign] to determine the best time to select a builder. One option is to select a builder early in the design process [during Schematic Design].
This is our preferred option
We have worked with numerous builders over the years and have a good sense of their relative costs and capabilities. We routinely offer our recommendations on a builder partner, one who is a good fit for your project type, budget, and your family.
This is our preferred option
We have worked with numerous builders over the years and have a good sense of their relative costs and capabilities. We routinely offer our recommendations on a builder partner, one who is a good fit for your project type, budget, and your family.
LIGHTNING FAST It always amazes us how quickly builders can get through the framing stage. In a matter of a few weeks, the floors, walls, and roof are on and sheathed, and presto, you have a new house!
Key Considerations
> Selecting a builder early allows for pricing guidance during Schematic Design, valuable information that can help inform and direct the design direction of the project.
> Pricing uncertainty is greatly reduced, as budget implications are identified and discussed early.
> Being part of the design process, the builder develops a deeper understanding of the project, allowing them to better anticipate costs, material ordering, and construction sequencing.
> Builders are executors and pricing experts - their input early in a project can result in cost savings in construction methods and strategies.
> Selecting a builder early gains you access to a builder's pricing input and direction; however, which is a key factor in keeping a project on time and budget.
> The project is now on the builders construction schedule, which can save weeks, even months of waiting to begin construction.
> The opportunity to competitively bid your project is foregone.
> Requires a greater degree of trust from the homeowner, as there is a greater reliance on DLD to help select the best builder for the project.
> Time needed to complete the project is condensed, without the interview and selection process, which can take 3 to 4 weeks or more.
> Selecting a builder early allows for pricing guidance during Schematic Design, valuable information that can help inform and direct the design direction of the project.
> Pricing uncertainty is greatly reduced, as budget implications are identified and discussed early.
> Being part of the design process, the builder develops a deeper understanding of the project, allowing them to better anticipate costs, material ordering, and construction sequencing.
> Builders are executors and pricing experts - their input early in a project can result in cost savings in construction methods and strategies.
> Selecting a builder early gains you access to a builder's pricing input and direction; however, which is a key factor in keeping a project on time and budget.
> The project is now on the builders construction schedule, which can save weeks, even months of waiting to begin construction.
> The opportunity to competitively bid your project is foregone.
> Requires a greater degree of trust from the homeowner, as there is a greater reliance on DLD to help select the best builder for the project.
> Time needed to complete the project is condensed, without the interview and selection process, which can take 3 to 4 weeks or more.
Best Fit: Where budget and design considerations are equally important
O P T I O N # 3
Builder Selection, Competitive
The final builder selection scenario is a competitive bid process. After the project is fully designed and documented, it is then put out to bid [typically three builders]. This traditional builder selection method is often referred to as Design/Bid/Build and is the most common project delivery method used by homeowners to select a builder.
LOOKS EASY ENOUGH Standing at the edge of the roof of a two-story house places you over 20' off the ground. May not sound like much, but go up on your roof, walk to the edge, and look down. We dare you.
Key Considerations
> It offers homeowners the benefits of a competitive bid situation and a sense of having done proper due diligence.
> It offers a larger pricing perspective, where multiple bids can be reviewed and compared.
> The interview process is a great way to gauge if the builder is a good fit from a personality standpoint.
> Often after getting the perspective and input from multiple builders, any gaps or omissions in project documents are highlighted and can be addressed prior to construction starting.
> Without earlier builder input on pricing, there is less certainty on where the estimates will land.
> It offers homeowners the benefits of a competitive bid situation and a sense of having done proper due diligence.
> It offers a larger pricing perspective, where multiple bids can be reviewed and compared.
> The interview process is a great way to gauge if the builder is a good fit from a personality standpoint.
> Often after getting the perspective and input from multiple builders, any gaps or omissions in project documents are highlighted and can be addressed prior to construction starting.
> Without earlier builder input on pricing, there is less certainty on where the estimates will land.
Best Fit: Where design flexibility is a priority and construction budget is flexible
