With Design & Build contracting the client appoints a Builder to manage the entire design and build process. The Client will approach the Builder with a set of requirements and the Builder will respond with proposals, detailing production and design work.
Employment
The Client employs the Builder, who then employs the Architect, Quantity Surveyor, Structural & Service Engineers
Roles
The Builder is responsible for carrying out the proposed work, fabricating the building and for co-ordinating and integrating the entire process
Liability
The Builder is responsible for everything, design and workmanship
Benefits
• The Builder is responsible for all building and design issues
• The work can begin as soon as the employers’ requirements and contractors proposals match
• Builders do not just compete on price like in traditional contracts, but also in terms of what they offer the client
• The Builder is not relying on information from anywhere else, for example the Architect
• The design can overlap the construction allowing an early start on site
Risks
• The Client needs some knowledge of construction as nobody works on their behalf
• Builders being responsible for both design and workmanship necessarily price higher to cover themselves from potential risks
• The contract does not allow additional work to take place. It asks the Employer to change their requirements rather than the Contractor to change the design. If necessary, additional work must be carried out under a separate contract
• The requirements need to be clear and unambiguous, otherwise it is better to employ an architect
• The Builder may choose ease of fabrication over aesthetic quality
• There is a danger of quality suffering as builders compete to give the lowest price