"Bridging" - A Modified Design/Build Approach

"The chief virtue that language can have is clearness, and nothing detracts from it so much as the use of unfamiliar words." – HIPPOCRATES C. 400 B.C.

The Eskimo people reportedly have more than 20 different words for "snow", making fine distinctions between say, old crusty snow and old fluffy snow. Such distinctions are very important to them in their harsh environment.

The building construction industry seems to be coming up with as many distinctions for what used to be simply "construction." We now have "project delivery methods" to distinguish between the different ways to structure the work when hiring a team to design and construct a building. And like the Eskimos, the distinctions between our terms are important in our environment.

Within the building industry, conventional methods are being challenged by all team members because of growing dissatisfaction with the more traditional design/bid/build process of designing and construction buildings. Everyone wants better facilities in less time, at less cost and with less conflict.

Added to the more widely known methods is "bridging," a project delivery method that has appeared in this area in recent years, and one that some of our customers have found beneficial.

Bridging is a hybrid technique that merges elements of both traditional design/bid/build and design/build. With bridging, the owner hires an architect to define the preliminary design and performance specifications of the project, which are then used to solicit bids from design/build entities to execute the project. Based on the owner's initial documents, a firm price is agreed upon with the design/builder and a contract is set. The contractor’s architects and engineers then prepare final construction documents and specifications. The design/builder acts as the architect/engineer of record and builds the project.

George Heery, principal-in-charge of the Satulah Group, Atlanta, which has participated in a number of bridging projects, argues that bridging retains the best features of the traditional and design/build methods. He says, "It corrects two flaws inherent in the traditional method: one, that it’s possible to prepare 100 percent complete and accurate drawings; and two, that the most advanced construction technology and knowledge lie with architects and engineers, when in fact they lie with specially subcontractors and building product manufacturers." (Source: Facilities Design and Management, January 1997)

As we see it, the advantages and disadvantages of bridging stack up like this:

Advantages of Design/Build Construction:

• Single-source responsibility
• Faster project completion
• Integration of design and construction expertise
• Lower risk of litigation
• Fewer administrative duties for project owners.

Additional Advantages of Bridging:

• Owner retains control over the design
• Price competition between design/builders
• Ability to control a project in an unfamiliar region or country.

Possible Disadvantages:

• The owner could potentially pay more for a project, because of shifting risk to design/builder
• There is potential conflict between the owner and design/builder if the owner-provided information is incomplete or if the design/builder makes mistakes.
• The design/builder may have an incentive to cut corners because of fixed price contract.
  

"American companies generally have a very hard time getting truly state-of-the-art office and industrial facilities around the world, and they face the problem that they wish they had the kind of architects and engineers that they’re used to working with in the United States. But yet they also know they need people with knowledge about the local construction industry and the local expertise in getting building permits," says Satulah’s George Heery.

For project owners seeking better facilities in less time, at less cost and with less conflict, this relatively new form of project delivery deserves close consideration. An awareness of the potential disadvantages can help in structuring a contract that reduces the downside risks for both the owner and design/builder.