Like the "master builders" of ancient times, the design/builder's responsibilities span the entire building process, from conception through move in. To be effective, a design/build organization must combine strong management ability with experience in balancing good design with construction economy.

Here's how design/build works. The builder participates in the conception of the project. He has designs, working drawings and specifications prepared, and then constructs the facility - all under a "single-point" responsibility contract.

As the design/builder learns about the owner's expectations and requirements with regard to size, function, quality, timing and cost, he develops a building program that includes a guaranteed maximum cost.

All these expectations and requirements are closely interrelated. Function affects quality, for example. A cost decision involving choice of materials can affect the completion date. An integral feature of the design/build method is that all of these important factors are continually balanced during the development of the program, preparation of the working plans and specs, and even during the actual construction. Value/Cost/Time studies are run constantly during the planning stage, thus developing a practical solution consistent with project goals for function, quality, time and costs.

In the conceptual and development phase, the design/builder conducts feasibility studies. The project's overall viability can thus be tested via various financial and spatial models. Through expansion of these, the design/builder and owner develop a list of specifications and a set of performance criteria that form the heart of the architectural program, and a guaranteed maximum cost is established.

It is essential that there be good communication and understanding at this phase, for these preliminary plans and definitions set the tone for the working drawings and establish the scope of work which is the basis for the guaranteed maximum costs. The owner must insist on as much detail as he requires to feel his wishes and needs are satisfied. Without this, Design/Build can cause later problems, which result not only in strained relationships, but a building that fails to meet the owner's expectations.

During preparation of working plans and specifications, costs are continuously monitored to make certain the guaranteed maximum cost will not be exceeded. "Long-lead" materials and equipment that may affect schedules are identified. If necessary, the project can be speeded up by starting con-struction while the drawings are still being completed. This requires only proper programming of the drawing production and phasing of the necessary permits.

Ambiguities, misunderstandings and confusion during construction buyouts and execution are eliminated via fully descriptive drawings and contract documents outlining the level of detail acceptable to all parties. The owner is made privy to the subcontractor bidding process on a full disclosure basis.

The disadvantages of the traditional competitive bidding process are eliminated, but the advantages of bidding are retained. When the owner and design/builder work together on a "cost-plus" basis, materials and subcontracted work are bid out competitively and all costs are fully disclosed.

The advantages of negotiating a guaranteed maximum cost instead of leaving costs to the vagaries of the traditional bidding process are numerous. In the first place, costs are established at the beginning of the project, and controlled thenceforward. Ambiguities in the working drawings and specifications become the responsibility of the design/builder, as do cost overruns. Costs over the guaranteed maximum cost come directly out of his profits.

You might think the design/builder would therefore attempt to protect himself by incorporating a healthy amount of "fat" in his guaranteed maximum cost. The answer is that this will work against him in the long run. Because of uncontrollable factors such as weather, labor, and inflation, a prudent builder must include an amount of "contingency" in the guaranteed maximum cost, but proper contractual arrangements will protect the owner by keeping this contingency sum reasonable.

Design/build is an easy "one stop shopping" alternative that is ideal from the owner's standpoint. He gets to deal with a single, responsible entity, has maximum freedom in selecting an architectural concept, is assured of quality commensurate with his intentions, and proceeds with the comforts of cost and schedule guarantees.