The History of Design-Build Construction: Past, Present, and Future

Article Takeaways:

• Design-build is the oldest construction delivery method, dating back over 5,000 years, with iconic projects like the Parthenon and Florence Cathedral built under the master builder model.
• The separation of design and construction (design-bid-build) emerged during the Industrial Revolution, leading to inefficiencies, owner risk, and finger-pointing between architects and contractors.
• Modern design-build has resurged as a response to inefficiencies from traditional construction (like design-bid-build and construction management at risk), offering faster timelines, cost control, sole accountability, and stronger collaboration.
• Design-build is now a dominant and growing delivery method, projected to represent nearly half of non-residential construction spending, especially for complex renovations and occupied facilities.
• The future of design-build will be driven by technology, sustainability, and speed, with advances like AI, prefabrication, resilient infrastructure, and significantly faster project delivery than traditional methods.

5,000 Years of Tradition: An Introduction to the Design-Build Delivery Method

What do the Parthenon, the Florence Cathedral, and the Pentagon all have in common? They were all built using design-build! While those buildings may have been constructed over 5,000 years ago, it’s important to understand the history of design-build construction and its evolution to better understand its impact on the built environment.

Leon Battista Alberti, Architect of the Renaissance, said it best, “It is never shameful to learn from any teacher things that are useful to know.” So, let’s dive into the historical timeline of design-build project delivery and learn more about how this integrated design and construction method has stood the test of time.

The Master Builder Approach: The Early History of Design-Build Projects

The master builder approach (known today as design-build) was a prevalent method in the ancient world, where individuals skilled in design and construction played a central role in creating significant structures. In this integrated approach, a master builder assumed responsibility for the entire process, from conceptualizing the design to overseeing the construction. This construction approach was particularly prominent in ancient civilizations such as Egypt, Greece, and Rome, as seen in iconic buildings like the Pyramids, the Parthenon, and the Colosseum.

In the case of the Parthenon, built in the 5th century BCE, the master builder, Phidias, was a key figure. Phidias, renowned for his skills as a sculptor and architect, served as the design and construction project’s overseer. He conceptualized the architectural design and proportions of the temple. Additionally, he coordinated skilled artisans, laborers, and the resources required for its construction. The master builder’s involvement extended to overseeing the selection of materials, ensuring structural integrity, and incorporating intricate artistic elements.

A holistic understanding of both the artistic and engineering aspects of construction characterized the master builder approach in the ancient world. This integrated model facilitated efficient communication, problem-solving, and a seamless translation of design concepts into tangible structures. The success of master builders like Phidias in projects such as the Parthenon exemplifies the effectiveness of this approach, in which a single individual or a closely coordinated team can harmoniously blend design and construction expertise to create enduring architectural masterpieces.

For centuries, major building projects have used the master builder approach. Masterpieces of architecture and construction were completed using this method, including Djoser’s Steps, the Florence Cathedral, and the Ishtar Gate. It became known as the “gold standard” of construction because it ensured the master builder was solely responsible for ensuring their vision became a reality.

The Rise of Design-Bid-Build: A New Construction Method

The architectural design-build approach continued into the 18^th and 19^th centuries, but this period witnessed a gradual shift. With the growth of architectural education and the professionalization of the field, architects began focusing more on design, and general contractors took on the role of construction. The separation of design and construction functions became more pronounced.

Then, with the rise of the Industrial Revolution, design-build procurement fell out of fashion. During that time, the building industry wasn’t focused on construction quality. Instead, it focused on keeping up with demand. Additionally, the technical expertise required for designing industrial buildings meant designers needed an entirely different set of skills than builders.

The increased complexity of projects led to a specialization of skills, with architects focusing on design, engineers on structural considerations, and contractors/project managers on execution. The result was a separation of designers, engineers, and constructors. Owners would choose a design from an architect and then bid out construction to the lowest-cost bidder. This method is now known as plan-spec or design-bid-build.

       Related FAQ: What is the difference between design-bid-build and design-build projects?

This separation of designer and construction builder has consequences. Because owners contract with a designer and a constructor separately, they must manage separate timelines and updates from each entity. As a result, owners spend more time and energy managing building projects. When mistakes are made during design-bid-build construction, the architect and general contractor are quick to blame one another. When there is no agreement on who is at fault, the architect and the constructor agree that the cost should fall upon the owner.

When a master builder, also known as a design-builder, runs the project, they are responsible for the project timeline, risks, and mistakes. There is no one to point fingers at, because they were the ones who designed and constructed the project. This is known as sole accountability, meaning the design-build team maintains full responsibility for the project’s outcome and quality.

Modern Resurgence: Design-Build Fosters Collaboration and Innovation

The traditional design-bid-build model, with its distinct separation of design and construction responsibilities, often led to delays, increased costs, and communication challenges. In response to these inefficiencies, the master builder (design-build construction) approach re-emerged as a solution.

The shift toward design-build gained momentum in the post-World War II era, driven by a desire for faster project delivery, cost savings, and collaborative teamwork. People began to discover that design-build procurement was a better way to build.

Because of the frustrations associated with the conventional model, people began establishing design-build firms and teams to provide a seamless, coordinated approach from concept to completion. The rebirth of the design-builder approach represented a paradigm shift in the construction industry, fostering collaboration, innovation, and a more holistic perspective on project delivery. Over time, the approach gained widespread acceptance and became a well-established, widely adopted method in modern construction practices.

However, design-build construction isn’t the only approach that has become popular recently. The construction manager at-risk (CMAR) delivery method attempts to bridge the gap between traditional plan-spec limitations and design-build collaborative advantages. While this approach is typically faster than plan-spec, it doesn’t compare to design-build. And most importantly, CMAR construction lacks a contractual relationship between the designer and the contractor. Because these two entities aren’t obligated to be on the same team, the owner is stuck in the middle to mitigate and resolve project issues. The resulting finger-pointing can lead to schedule impacts and budget increases.

With the design-build method, everyone is on the same team, and the owner has no adversarial relationships to manage. Choosing the right team is one of the top factors in a project’s success.

       FAQ: How Does Construction Manager At-Risk Differ from Design-Build?

Examples: Design-Build Projects

Several notable design-build projects have been completed in the last 30 years, showcasing the success and versatility of this project delivery method. The most notable in the United States may be the Pentagon Renovation.

United States Department of Defense’s headquarters was a massive design-build project. The project, initiated in the late 1990s and completed in 2011, involved the phased renovation of the Pentagon complex while maintaining its operational functions.

The design-build approach facilitated the complex coordination required for such a large-scale renovation, ensuring minimal disruption to ongoing military operations. It was completed on time and on budget.

The Present: Design-Build Project Delivery

Today, the design-build method continues to grow and is projected to account for up to 47% of non-residential construction spending in 2026 (DBIA report). The benefits of design-build have made it a popular choice among owners seeking collaboration, high-quality construction, and a fast project turnaround. And it’s not only for new construction. It is emerging as the top choice for complex or “messy” renovations to existing buildings that still need to operate during construction.

Understanding design-build can help you determine the best construction method for your project.

The Design-Build Institute of America (DBIA) was formed over 30 years ago to promote design-build as a construction delivery method and to define its best practices. As the approach evolves, the DBIA incorporates best practices and innovations to achieve a successful, efficient project outcome. They provide certifications and continuing education for practitioners to ensure that design-builders continue to deliver exceptional value to owners through this approach.

The Future: Design-Build Construction Will Continue to Grow

The future of design-build is expected to see continued growth and widespread use in the construction industry. With such growth, the benefits will remain unchanged: increased construction quality, controlled costs, faster timeline, and designs that meet the owner’s needs. Several key aspects indicate how design-build will evolve and be utilized in the future:

1. Increased collaboration through technology: Augmented reality (AR) and artificial intelligence (AI) will further enhance collaboration. Virtual collaboration platforms and real-time data-sharing will become more sophisticated, allowing teams to work seamlessly across geographical boundaries. Read more about the advantages of technology in design-build projects.
2. Integrating prefabrication and modular construction: Design-build will increasingly incorporate prefabrication and modular construction techniques. Off-site fabrication of building components can lead to faster construction timelines, improved quality control, and reduced waste.
3. Greater emphasis on sustainability: Integrated teams will incorporate environmentally friendly materials, energy-efficient designs, and green construction practices to align with global efforts to address climate change and environmental concerns.
4. Enhanced risk management strategies: This includes early identification and mitigation of potential risks through technologies like predictive analytics and scenario planning.
5. Focus on resilient and smart infrastructure: The design-build approach will play a crucial role in developing smart and resilient infrastructure. Projects will incorporate technologies for safety, monitoring, and adaptability to changing environmental conditions.
6. Faster construction timelines: To date, the DBIA has found that design-build construction is 102% faster than traditional design-bid-build methods and 61% faster than construction management at risk (CMAR).

Design-build construction has evolved from an ancient design-and-construction method to a modern, specialized procurement model. The resurgence has brought a paradigm shift, emphasizing collaboration, efficiency, and innovation in every construction project. As we navigate the complexities of contemporary construction, the history of design-build serves as a valuable guide.

Looking ahead, its trajectory points to continued growth, fueled by technological advancements, sustainability imperatives, and a commitment to seamless collaboration.

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