How to select a contractor for design-build

Last week, we began a discussion on a type of construction philosophy and practice known as the design-build process. Rather than having one group (owners and architect) create a set of construction documents and a different group (contractors) provide a budget, this process puts all interested parties on the same team beginning with the design phase and continuing through construction.

This process integrates the concepts of design and budget in order to create a project that results in maximum design with minimal budget discrepancies. This is not an easy process, and it requires understanding and good communication skills on the part of all involved.

How do you select a contractor without any plans to bid out? First, you need a list of three or four possibilities. You find these by talking to friends and neighbors, checking out websites and getting recommended names from your architect. Contact each builder and set up an appointment at your home. At this meeting, you can show them the house and discuss in general terms what you think you may do such as dig out the basement, add a second story, put an addition on the back, update the curb appeal, etc. In turn, you will gather information from the contractor relative to the companys history, remodeling experience, availability and general markup.

After checking out their references, you need to make a decision as to which contractor you think would work with you best. It is a little bit like dating; good chemistry is useful for a good remodeling project.

So, here is a summary of the process so far:

1. Meet with an architect to discuss your wants and wishes, your goals and visions for your home.

2. While your architect is developing the master plan, begin interviewing contractors.

3. Select a contractor.

4. The team (homeowners, architect and contractor) meet together to review the master plan and the contractor provides a budget estimate. This is not a bid, but a range of projected costs based on reasonable assumptions.

At this point, the structural requirements are not determined, and the finishes have not yet been selected. The contractor must use the preliminary plans and his experience to provide a reasonable cost for the major line items of a remodel, such as concrete, framing, windows, flooring, cabinets, etc. "Range of cost" is the key concept here, as much remains to be determined.

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How to select a contractor for design-build