In this third installment of our four-part series on project delivery options, we will discuss bridging a process that begins with the owner hiring an architect to define the preliminary design and performance specifications and then using those documents to solicit design-build entities to execute the project.

Bridged design-build

This method of delivery benefits from the expertise of the owner’s architect to help make design decisions and draw up documents prior to selecting a design-build entity. The owner also benefits in that the architect also acts as the owners representative throughout all phases of the project.

Bridging is characterized by two contractual relationships that are executed in sequence. The first phase is a contract between the owner and architect to develop the design and scope documents.

In the second, the owner contracts directly with the design-build entity for the completion of design and construction. There is no contractual relationship between the owner’s architect and the design-build entity.

Appropriate Use

Bridging can be used with any project, but it is most prevalent in public-sector work. However, state and local laws governing design vary, and those regulations should be studied carefully prior to undertaking a bridging project.

This method is effective for any large-scale project, but it may be preferable when:

• the owner is a public agency requiring formal competitive selection of the design-build team.
• the owner has little experience and lacks expertise in completing pre-design documents.
• the project is not well defined and would benefit from early collaboration between owner and design architect.
• controlling risk is a high priority for the owner.
• the project is complex and requires close and extensive coordination.

Advantages

• Provides a single point of responsibility for final design and construction. The owner can retain an independent architect to represent their design interests throughout the project.
• Early owner-architect interaction clearly defines the functional and aesthetic aspects of the building.
• Owner has a highly enforceable price for the complete project early in the process.
• Time delays due to scheduling are dramatically reduced.

Disadvantages

• Compared to the traditional design-bid-build process, bridging is not well understood and may therefore be a less clear process for owners.
• Owner management requirements are more extensive than in other project delivery methods.
• Conflicts between owners architect and design-build architect can arise of if the owner has failed to clarify responsibilities.
• Because design-builder comes into the process after design is complete, the owners architect does not get the benefit of early construction expertise.