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**Design Phase:**
– Owner retains architect or consulting engineer
– Architect works with owner to identify needs and produce design
– Other design professionals are brought in
– Finished bid documents are coordinated by architect and owner
– Design fees are typically 5-10% of total project cost

**Bid Phase:**
– Bidding can be open or select
– General contractors obtain bid documents
– Architect issues clarifications or corrections
– Architect reviews bids, seeks clarifications, and advises owner
– Owner may reject bids and re-bid, abandon project, revise design, or select contractor

**Construction Phase:**
– Bid documents may not be altered once construction is awarded
– Permits must be achieved before construction begins
– Most components are supplied and installed by subcontractors
– Architect acts as owner’s agent to review progress and issue documentation
– General contractor primarily manages construction process

**Potential Problems and Benefits of Design-Bid-Build:**
– Failure to retain familiarity with construction costs can cause delays
– Redesign expenses may be disputed if not addressed in architect’s contract
– Tendency to seek lowest cost subcontractors may compromise quality
– Little opportunity for input on alternates post-design
– Pressures from competing interests may lead to disputes and delays
– Design team looks out for owner’s interests
– Documents prepared by design team for all general contractors
– Owner not obligated to accept the lowest bid
– Other factors influence the selection process
– Project typically awarded to the general contractor with the lowest bid

**Fairness, Decision Making, and Efficiency Improvement:**
– Bids based on complete documents
– Incomplete, incorrect, or missed items discovered during the bid process
– Issues addressed through addenda
– Ensures fairness to potential bidders
– Identifies new potential contractors
– Provides a range of potential options
– Improves decision making by the owner
– Assists in establishing reasonable project prices
– Enhances competition in architect and contractor selection
– Enhances efficiency in project execution
– Fosters innovation in design and construction
– Encourages best practices adoption
– Leads to better project outcomes