The Power of Design-Assist in Construction

In today’s fast-paced and competitive construction industry, achieving successful project outcomes often hinges on effective collaboration.

At SMS Engineering, we believe that the Design-Assist approach is a game-changer, offering a collaborative framework that brings trade contractors, construction managers, and engineering consultants together early in the process. This approach not only ensures that projects are completed on time and within budget but also helps avoid unexpected challenges and delays.

What Is Design-Assist?

Design-Assist is a construction method that involves key trade contractors in the design process from the earliest stages. By bringing them in at the schematic design (SD) phase, contractors can provide valuable feedback on design feasibility, cost estimation, and construction logistics. This early collaboration helps to identify potential issues before construction even begins, allowing for more informed decisions and smoother project execution.

By working closely with the design team, contractors ensure that their expertise is woven into the fabric of the design, ensuring constructability and efficiency. This method not only benefits contractors by allowing them to help shape the design but also provides transparency to clients by managing costs upfront, reducing risks, and ensuring that projects are delivered on time and within budget.

Why Design-Assist?

Design-Assist offers several advantages that can significantly impact the success of a construction project:

Cost Control: By involving contractors early on, the team gains a clear understanding of costs and can address potential budget issues upfront. This reduces the likelihood of unforeseen expenses during the construction phase.

Minimized Risk: Early collaboration helps identify potential design flaws or constructability issues that might otherwise lead to costly delays. With contractors engaged in the design phase, the entire team is better equipped to anticipate and mitigate risks.

Faster Project Delivery: Since Design-Assist reduces the need for redesigns or rework during construction, it can accelerate project timelines. This efficiency is particularly valuable for clients with tight deadlines.

Improved Communication and Trust: Design-Assist fosters a collaborative environment where all stakeholders - designers, contractors, and clients, work closely together. This strengthens trust, enhances communication, and ensures that all parties are aligned toward achieving common goals.

Keys to Success

Early Contractor Engagement: The success of Design-Assist projects relies on bringing contractors into the design process as early as possible. This early engagement allows contractors to provide input that can influence the design, addressing issues related to constructability, scheduling, and cost early on.

Collaboration and Transparency: Successful Design-Assist projects thrive on a culture of open communication and transparency. With everyone working from the same page, potential challenges are addressed collaboratively, and solutions are found quickly.

Contractual Clarity: While Design-Assist contracts may differ, it’s essential to establish clear roles and responsibilities upfront. A well-defined contract ensures that all parties understand their responsibilities, minimizing misunderstandings and setting the stage for a successful project.

Real-Time Problem-Solving: One of the biggest advantages of Design-Assist is the ability to address issues in real-time. For example, during one recent project, contractor input led to a design change that saved both time and money by streamlining the construction process and reducing labour costs.

Best Practices

To maximize the benefits of Design-Assist, consider the following best practices:

• BIM Integration: Building Information Modelling (BIM) is a powerful tool for visualizing and coordinating designs.

Contractors who are experienced with BIM can offer valuable insights into how designs can be optimized for efficiency, reducing waste and facilitating the use of prefabricated components.

• Experience in Collaborative Projects: 

Contractors with a proven track record of working in collaborative environments, such as Design-Build or Design-Assist, are well-positioned to add value during the design phase. Highlighting this experience can make a contractor a strong contender for these types of projects.

• Risk Management: Proposals for Design-Assist projects should include clear strategies for identifying and mitigating risks early in the design process. By addressing potential challenges before construction begins, the project is set up for a smoother and more predictable delivery.

How to Get Involved

Contractors seeking to participate in Design-Assist projects should focus on showcasing their collaborative skills, experience with early-stage design involvement, and proficiency with technologies like BIM. Demonstrating past successes in similar projects can also help build credibility and position a contractor as a valuable partner in future Design-Assist opportunities.

Although the process requires a higher degree of upfront collaboration, the payoff is clear. Design-Assist projects tend to deliver better outcomes in terms of budget adherence, schedule adherence, and overall client satisfaction.

Addressing Challenges

One of the key challenges with Design-Assist is timing. Many construction managers and architects are accustomed to bringing contractors into the process later, typically once designs are finalized. However, waiting until later in the process misses the opportunity to catch potential issues early.

Contractors can feel hesitant about charging for services they perform routinely, but these services must be appropriately valued. Ensuring that these services are compensated fairly is essential for securing buy-in and commitment throughout the project. It’s also crucial that proposals clearly outline the contractor’s role, as this can make a significant difference in the selection process.

The Impact on Project Outcomes

HSC Women's Hospital took approx. 10 years from the start of design to construction phase.

The new Portage Regional Health Centre took approx. 5 years from design to delivery to owner.

Design-Assist has proven to be an effective approach for reducing Requests for Information (RFIs) and minimizing changes during construction.

A recent comparison between Design-bid-build and Design-Assist projects demonstrated that Design-Assist projects experienced significantly fewer RFI's - up to 60% to 70% depending on project size and complexity - leading to a more efficient process and reduced project timelines.

Additionally, many Design-Assist projects utilize Guaranteed Maximum Price (GMP) contracts, providing clients with cost certainty and reducing the risk of budget overruns. For example, in one case, a Design-Assist project resulted in cost savings and on-time completion, while a non-Design-Assist project experienced significant delays and budget overruns due to the lack of early contractor involvement.

The Future of Manitoba’s Construction Industry

Design-Assist is gaining momentum in Manitoba, particularly for large-scale infrastructure projects where traditional contracting models may not offer the same level of collaboration. With governments and private entities alike looking for faster, more cost-effective project delivery, Design-Assist has become a preferred method for high-risk and complex projects.

The approach is particularly beneficial in sectors such as healthcare, where cost certainty and timely delivery are essential. By involving contractors early, these projects benefit from valuable expertise that helps fine-tune designs and reduce the potential for costly changes later on.

The Importance of Trust and Collaboration

Ultimately, Design-Assist’s success comes down to the trust and collaboration between all stakeholders. From the contractor to the consultant to the client, everyone involved in a Design-Assist project shares responsibility for its success. By fostering early engagement, open communication, and shared risk, Design-Assist creates a collaborative environment that leads to smoother project execution and better overall outcomes.

At SMS Engineering, we’ve seen firsthand how Design-Assist can lead to more efficient timelines, reduced costs, and stronger relationships with clients and contractors alike. As more industry professionals recognize the benefits of this approach, we believe that Design-Assist will continue to play a pivotal role in the future of the construction industry.