A straightforward explanation of the Design-Bid-Build process, showing how project owners manage design, bidding, and construction phases effectively.
Design-Bid-Build, often called DBB, stands as one of the oldest and most straightforward ways to deliver construction projects. It breaks down the entire process into three clear steps: designing the project, bidding it out to contractors, and then building according to the plans. This method keeps roles distinct—the owner hires the architect or engineer first, then chooses a contractor through competitive bids, and finally watches over construction. While it’s simple, this approach demands careful coordination and patience, especially since the phases happen one after the other. For owners who want control and transparency, DBB offers a reliable framework, though it can stretch timelines and sometimes cause friction between designers and builders.
Key Takeaway
- Design-Bid-Build separates design, bidding, and construction into distinct, sequential phases for clear project management. (1)
- The project owner maintains control by contracting separately with designers and contractors.
- Competitive bidding encourages cost savings but may extend the project timeline and cause coordination challenges. (2)
Understanding the Design-Bid-Build Process
What is the Design-Bid-Build Process?
The Design-Bid-Build process is a traditional project delivery method where the construction project unfolds in three separate stages: design, bidding, and construction. Each phase happens one after the other, without overlap. This linear sequence allows the project owner to maintain tight control over each step, from initial plans to final construction.
Why Choose the Traditional Project Delivery Method?
Many owners prefer DBB because it clearly divides responsibilities. The architect or engineer focuses solely on design, while the general contractor handles construction. This separation can lead to transparent cost estimates and straightforward contract administration. (3) Public projects often use DBB because it supports open, competitive bidding, ensuring fairness and accountability. (4)
The Design Phase: Laying the Groundwork
Defining Project Scope and Owner Responsibilities
At the start, the project owner defines what the project needs to achieve. This includes setting the budget, timeline, and functional requirements. The owner then hires an architect or engineer to translate these needs into technical plans. The owner’s role here is active—approving designs, coordinating with the design team, and ensuring the project scope is clear.
Architect and Engineer Roles in DBB
The architect leads the design development, beginning with schematic design—rough sketches and layouts that capture the project’s vision. Then comes design development, where details are refined, and specialists like structural, mechanical, electrical, and plumbing engineers join in. These experts work together to produce construction drawings and technical specifications that contractors will later use.
Construction Drawings and Technical Specifications
Construction drawings are detailed blueprints showing dimensions, materials, and installation methods. Technical specifications complement these drawings by describing materials’ quality, workmanship standards, and testing requirements. Together, they form the bid documents that guide contractors during the bidding phase.
The Bidding Phase: Finding the Right Builder
Preparing Bid Documents and Competitive Bidding
Once design documents are finalized, the owner issues bid documents to contractors. These include construction drawings, specifications, contract terms, and instructions for submitting bids. Contractors study these materials carefully, estimate costs for labor, materials, and equipment, and then submit their competitive bids.
Contractor Selection and Bid Evaluation Criteria
The owner evaluates bids not just on price but also on contractor experience, reputation, and ability to meet project requirements. For public projects, open bidding is common, ensuring transparency. Private projects might limit bids to prequalified contractors. The goal is to select the lowest responsible bidder—someone who offers a fair price and proven capability.
Bid Bond Requirements and Hardbid Method
Contractors often provide bid bonds—financial guarantees that they will honor their bids if selected. This protects the owner from bidders backing out. The hardbid method, typical in DBB, means bids are fixed and binding, reducing surprises later.
The Construction Phase: Bringing Plans to Life
General Contractor Duties and Construction Management
After awarding the contract, the general contractor takes charge of construction. This includes hiring and coordinating subcontractors, managing the construction schedule, ordering materials, and overseeing quality control. The contractor must follow the design documents closely and communicate regularly with the owner and design team.
Construction Schedule and Project Timeline
The construction phase follows a schedule set during planning but often requires adjustments. Delays can happen due to weather, material availability, or unforeseen site conditions. The sequential nature of DBB means delays in construction can’t be made up by overlapping phases, so careful timeline management is essential.
Construction Oversight and Quality Control
The architect or engineer remains involved during construction to ensure the work complies with design intent and code requirements. They review shop drawings, respond to requests for information, and inspect work at key milestones. The owner may also hire a construction manager to oversee quality and progress.
Handling Design Changes During Construction
Changes during construction are possible but usually costly and time-consuming. Since design and construction contracts are separate, any modifications require owner approval and often renegotiation with the contractor. This can lead to disputes or delays if not managed carefully.
Roles and Responsibilities in Design-Bid-Build
Project Owner Responsibilities
The owner holds contracts with both the design team and the contractor, maintaining control over decisions and approvals throughout the project. They define the project scope, manage funding, and oversee bidding and construction progress.
Architect and Engineer Roles
Design professionals create the project’s technical foundation and monitor construction compliance. They coordinate with specialty engineers—structural, mechanical, electrical, plumbing, fire protection, and landscape architecture—to ensure all aspects are covered.
General Contractor Duties
The contractor executes the build, manages subcontractors, controls costs, and keeps the project on schedule. They are responsible for construction safety, quality, and meeting contract requirements.
Advantages and Considerations of Design-Bid-Build
Advantages
- Clear separation of design and construction roles reduces confusion.
- Competitive bidding can lower construction costs.
- Owner retains significant control over design and contractor selection.
- Well-established method with industry familiarity and legal precedent.
- Suitable for projects with fixed budgets and clearly defined scopes.
Considerations
- Sequential phases can lengthen the overall project timeline.
- Potential for adversarial relationships between designers and contractors.
- Design changes during construction are costly and disruptive.
- Owner bears the risk of coordination issues between design and construction teams.
- Less flexibility to innovate or fast-track compared to integrated methods.
Comparing Design-Bid-Build to Other Delivery Methods
Design-Build vs Design-Bid-Build
Unlike DBB, design-build combines design and construction under one contract, promoting collaboration and potentially faster delivery. However, it may reduce owner control and transparency. DBB’s linear, separate phases appeal to owners who want clear accountability and competitive pricing.
Public vs Private Project Bidding
Public projects often require open bidding with strict regulations to ensure fairness, while private projects may use selective bidding or negotiated contracts. DBB fits well with public project requirements due to its transparency and clear process.
Practical Advice for Managing a DBB Project
Planning and Communication
Early and clear communication among the owner, design team, and contractors helps avoid misunderstandings. Defining project scope and budget upfront sets realistic expectations.
Managing Project Timeline and Budget
Owners should build contingency time and funds into the schedule and budget to handle unforeseen issues or design changes. Regular progress reviews and site inspections help keep the project on track.
Handling Changes and Disputes
Establish clear procedures for approving design changes and resolving conflicts. Document all decisions and communications to protect all parties.
Leveraging Construction Documentation
Maintain thorough records of construction drawings, specifications, contracts, and correspondence. This documentation supports quality control, dispute resolution, and project closeout.
FAQs
What makes the Design-Bid-Build process different from other construction project delivery methods?
The Design-Bid-Build process is a traditional project delivery method that follows three sequential construction phases: design phase, bidding phase, and construction phase. Unlike Design-Build vs Design-Bid-Build approaches, this linear project delivery gives the project owner complete owner control in DBB throughout each stage, making it ideal for public project bidding and construction project transparency.
How do project owner responsibilities change throughout the design phase and construction oversight?
During the design phase, project owners work closely with the design team collaboration including architect role in DBB, engineer role in DBB, and specialists like structural engineering in DBB and mechanical, electrical, plumbing (MEP) engineering. The project owner responsibilities include project scope definition, project budget management, and construction oversight once the construction phase begins with their selected general contractor duties.
What documents are needed for competitive bidding and how does contractor selection work?
The bidding phase requires complete bid documents including construction drawings, technical specifications, and construction contract terms. During competitive bidding, contractors submit bids based on construction cost estimation. The bid evaluation criteria helps identify the lowest responsible bidder, often requiring bid bond requirements to ensure construction project accountability.
How does construction management work during the construction phase with subcontractor coordination?
Once construction begins, the general contractor duties include construction management, subcontractor coordination, and following the construction schedule. The construction contract administration involves regular construction project milestones, construction quality control, and construction project communication between all parties while maintaining construction project cost control throughout construction project execution.
What are the main construction project risks and how does project risk management work in Design-Bid-Build?
Common construction project risks include construction project delays, design changes during construction, and construction project funding issues. The hardbid method provides some protection through fixed budget projects, while construction project planning and stakeholder management help address environmental permitting and building permit process challenges that can impact the project timeline.
How do design development and construction documentation phases ensure construction project success factors?
The design development starts with schematic design and moves through detailed construction documentation. Design coordination between the design team ensures construction drawings and technical specifications are complete before the design-tender method begins. This thorough construction project documentation supports construction project inspection and helps achieve construction project completion goals.
What’s involved in construction project delivery comparison between public project bidding and private project bidding?
Public project bidding typically requires more construction project transparency and stricter bid evaluation criteria, while private project bidding offers more flexibility in contractor selection. Both follow the same sequential construction phases but may have different construction project bidding timeline requirements and construction project funding structures.
How do owner-designer contract and owner-contractor contract relationships affect construction project planning and execution?
The owner-designer contract covers services from schematic design through construction documentation, while the owner-contractor contract handles construction project execution. These separate contracts in the traditional project delivery method provide clear construction project accountability but require careful construction contract administration and ongoing construction project communication to ensure successful construction project completion.
Conclusion
Design-Bid-Build remains a trusted method for construction project delivery, especially when owners want clear roles, competitive pricing, and control over design and contractor selection. Its straightforward, step-by-step approach—starting with detailed design, moving to competitive bidding, and ending with construction—makes it accessible and transparent. Yet, the linear nature demands patience, careful coordination, and readiness for potential delays or costly changes. For projects with well-defined scopes and fixed budgets, DBB offers a solid framework that balances control and accountability, even if it requires navigating the occasional friction between designers and builders.
References
- https://www.trimble.com/en/blog/project-management/project-delivery-methods/design-bid-build
- https://proqsmart.com/blog/what-is-competitive-bidding/
- https://www.gordian.com/resources/project-delivery-methods-design-bid-build/
- https://www.procore.com/library/design-build-vs-design-bid-build