Owner Architect Contractor Relationship
In the construction world, the relationship between the architect, general contractor, and owner is essential to a project’s success. Let’s explore how these roles interact during a typical project and how this relationship impacts the owner.
Common Delivery Methods
There are several delivery methods used in construction projects, including:
- Design-Bid-Build (DBB): The most traditional method, where the project is designed by an architect, then put out for bid, and finally constructed by a general contractor.
- Design-Build (DB): Combines design and construction responsibilities into one contract, typically with a single entity responsible for both.
- Construction Manager at Risk (CMAR): A construction manager commits to delivering the project within a Guaranteed Maximum Price (GMP), managing both design and construction phases.
Despite the various methods available, Design-Bid-Build remains the most commonly used due to its clear separation of responsibilities and well-established process.
The Typical Delivery Process in DBB
In a Design-Bid-Build project, the process follows a sequence of phases where each party plays a key role:
Design Phase:
- Owner: Starts the project, setting goals, budget, and timeline.
- Architect: Develops the design based on the owner’s vision and requirements, creating detailed plans. During this phase, the architect can share a list of trusted contractors with the owner, helping them select reliable professionals for the bidding phase.
Bidding Phase:
Owner: Invites contractors to bid on the project.
General Contractor: Submits a bid, proposing a cost to complete the project as per the architect’s design.
Architect: Often, we can take responsibility for this process, corresponding with the general contractors who are bidding, answering any Requests for Information (RFIs), managing the timeline, and leveling bids once they are received. This ensures the client does not have to manage these responsibilities.
Construction Phase:
Owner: Oversees the project’s progress, often with a project manager’s help.
Architect: Monitors construction to ensure it matches the design and represents the client’s best interests at all times.
General Contractor: Manages the construction work, coordinating subcontractors and daily site activities.
The Dynamics of the Relationship
Architect and Owner:
- Collaboration and Vision: The architect brings the owner’s vision to life through design. A strong relationship ensures the design meets the owner’s needs and expectations.
- Communication: Regular updates and open communication prevent misunderstandings that can lead to design changes, affecting the timeline and budget.
General Contractor and Owner:
- Trust and Transparency: The owner relies on the general contractor to deliver the project on time and within budget. Transparency about progress, challenges, and costs fosters trust.
- Problem Solving: Construction often faces unforeseen issues. A collaborative approach to problem-solving can minimize delays and additional costs.
Architect and General Contractor:
- Alignment of Objectives: While the architect ensures the design intent is followed, the general contractor focuses on practical execution. Aligning these goals minimizes conflicts and enhances project efficiency.
- Conflict Resolution: Disputes over design or construction methods may arise. Effective conflict resolution mechanisms keep the project on track.
Impact on the Owner
The synergy between the architect and general contractor significantly impacts cost control. Clear, comprehensive designs and accurate bidding help reduce the risk of cost overruns. The architect’s oversight ensures that construction aligns with design specifications, while the general contractor’s expertise ensures high-quality execution. This dual oversight safeguards the project’s quality. Effective coordination and communication among the triad help in adhering to the project timeline, minimizing delays. A harmonious relationship among the architect, general contractor, and owner reduces the owner’s stress, contributing to overall project satisfaction.
Conclusion
The relationship between the architect, general contractor, and owner is a delicate balance of collaboration, communication, and trust. When managed effectively, this triad can lead to a successful project, meeting the owner’s expectations in terms of cost, quality, and timeline. For owners embarking on construction projects, understanding this dynamic and fostering positive interactions among all parties can make a significant difference in the overall project experience.
