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Design-Build Teams: How to Work Well Together

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Design-Build Teams: How to Work Well Together
Charles Cummings, RA
TEPA, LLC
James Doak, PE DBIA
Merrick & Company
SURPRISES
Design-Build Teams: How to Work Well Together
WHO ARE WE?
•
Tepa, LLC - Prime/Constructor
•
Merrick & Company - Designer
WORK HISTORY TOGETHER
•
Started work together 2006 to present
•
15 + projects in this time period
•
$100 Million +
•
Project Locations
•
•
•
Fort Carson, Colorado
Fort Sam Houston, Texas
Fort Riley, Kansas
SURPRISES
Design-Build Teams: How to Work Well Together
PARTNERSHIPS OF FIRMS
•
Multiple Partnering Session per year
•
Multiple Points of Contact at difference levels
•
Constructor – Designer is not just a Subcontractor
•
Designer – Who is my Client? The Constructor and Subs
•
Plan for Conflict Resolution
SURPRISES
Design-Build Teams: How to Work Well Together
•
RELATIONSHIP – Continually manage/nurture – learn from experiences
•
TRUST – Inherent Contractor vs. Architect Issues – work to trust
•
EXPECTATIONS – Clearly Articulate, Validity of A/E’s concerns
•
GOALS – Scope, Schedule, Price and Quality
•
COMMUNICATION – Prolific, Daily, Verbal, Written “Shared Vocabulary”
commitment to communication – Listen, as well
•
CONFLICT RESOLUTION – Deal with it – Proper Escalation, solve at lowest level
•
NO SECRETS – No alternative motives
•
NO SURPRISES – Period!
SURPRISES
Design-Build Teams: How to Work Well Together
MEMBERS OF A TRULY COHESIVE TEAM*
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Trust one another
•
Engage in unfiltered conflict around ideas
•
Commit to decisions and plans of action
•
Hold one another accountable for decisions and plans of action
•
Focus on the achievement of collective results
*Taken from “The FIVE DSYFUNCTIONS of a TEAM” - Lencioni
SURPRISES
Design-Build Teams: How to Work Well Together
ROLES
•
•
•
Design Manager (Constructor)
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Manages the design process to meet owner’s goals as well as the financial and schedule goals
for project
•
Responsible for design and construction to be developed in unison
•
Primary point of contact during design
•
Benefits: Keeps information moving, brings the team together, liaison between design and
construction
Design Project Manager (also referred to as Architect of Record)
•
One neck to grab for Design
•
Coordinator of Design Activities
•
Manages the Design of the project deliverables
•
Benefits: Single point of contact for Constructor, allocates appropriate resources, meets DOR
requirement
Assign responsibility to those who have the strengths
SURPRISES
Design-Build Teams: How to Work Well Together
CONSIDER THE TIMELINE OF A DESIGN-BUILD PROJECT
Pre-Proposal
Proposal
Design
Construct
Close-Out
IDENTIFY OPPORTUNITIES
•
Crystal Ball – Thinking ahead
•
Long Term Planning – Good teaming decisions made early
•
Setting Stage – Honest assessment of capabilities – don’t make up stories
•
Develop Teams who have a Design-Build mentality – “right people on the bus”
WORK TOGETHER
•
Awarded Projects (D-B)
•
Hard Bid (D-B-B)
•
Peer Review – Constructability Reviews
•
Designs (VE)
SURPRISES
Design-Build Teams: How to Work Well Together
CONSIDER THE TIMELINE OF A DESIGN-BUILD PROJECT
Pre-Proposal
Proposal
Design
“Mini-Project”- Whole project in 4 weeks
Construct
Done Poorly
Close-Out
Done Well
•
Risk is Money
•
Late start
•
Anticipate early
•
Identify risk for one another and the
•
Unprepared
•
Prepared
Team
•
Don’t Talk
•
Active participation
•
Isolated Effort
•
Communicate
•
Assumptions
•
Meet often
•
Expectations
•
Watch out for each other “have your
back”
•
If you want to be successful post
award, you have to be successful in
Proposal
Example – Band Facility
SURPRISES
Design-Build Teams: How to Work Well Together
CONSIDER THE TIMELINE OF A DESIGN-BUILD PROJECT
Pre-Proposal
Proposal
Design
Construct
Close-Out
DESIGN
•
All ideas should be heard – even bad can lead to good outcomes
•
Respect each others responsibilities
•
All of the players on the D-B team need to listen, respect and learn from each
other
•
Check “ego’s” and “titles” at the door
•
“Don’t mess with the machine” – consider downstream understanding
Example - Subcontract design review meeting
Example – Reconfigure site
Example – New spec format
SURPRISES
Design-Build Teams: How to Work Well Together
CONSIDER THE TIMELINE OF A DESIGN-BUILD PROJECT
Pre-Proposal
Proposal
Design
Construct
Close-Out
DESIGN
•
Continual Communication – Everyone knows “what’s up”
•
Co-location – the Ultimate – not yet, but can’t exhaust talking
•
A/E Reliable, Meets Schedules, Schedule is developed cooperatively
•
Constructor Involvement – Reaction Time – recognizing A/E’s needs to keep
moving
SURPRISES
Design-Build Teams: How to Work Well Together
CONSIDER THE TIMELINE OF A DESIGN-BUILD PROJECT
Pre-Proposal
Proposal
Design
Construct
Close-Out
CONSTRUCTION
•
A/E Involvement – Reaction Time – Recognizing of Constructor’s
liabilities/needs
•
RFI Process – Communication – Document how we fixed it together
•
Constructor’s Integrity – Nobody gets “thrown under the bus” – we are a Team
•
Constructor’s Field Staff know DOR’s – Work together importance
•
“Horse Trading” – give and take – work it out
Example - Structural’s site visit resulted in simplification
SURPRISES
Design-Build Teams: How to Work Well Together
CONSIDER THE TIMELINE OF A DESIGN-BUILD PROJECT
Pre-Proposal
Proposal
Design
Construct
CLOSE-OUT
•
Shows commitment to improvement – Part of the partnership
•
After Action Review
•
Lessons Learned – Consistent team members
•
Team Betterment – Prepared to do better next time
•
Finish Strong – Team still intact
SURPRISES
Close-Out
Design-Build Teams: How to Work Well Together
In Review…
•
RELATIONSHIP – most any situation can be resolved with a good relationship
•
TRUST – developed through experiences, not automatic
•
EXPECTATIONS – must be expressed and understood by all team members
•
GOALS – Scope, Schedule, Price, Quality and Repeat Business
•
COMMUNICATION – never enough, indicator of involvement/participation
•
CONFLICT RESOLUTION – Plan on it and then deal with it
•
NO SECRETS – Team mentality
•
NO SURPRISES – Period!
SURPRISES
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