DESIGN-BUILD

THE CREATIVE POWER OF A TEAM

Imagine one team, one contract, and one shared mission — to bring your project to life the right way. That's Design-Build, and honestly, it's our favorite way to work.

Here's why: when architects, engineers, suppliers, and trade partners are all at the table from day one, something special happens. Ideas get pressure-tested in real time. Budgets stay grounded. Problems get solved before they ever slow you down. You're not managing two separate teams with two separate agendas — you've got one unified group rowing in the same direction, with you at the helm.

The results speak for themselves. Nearly 40% of non-residential construction is now delivered through Design-Build because it works — better cost accuracy, faster decisions, smarter outcomes, and far less friction along the way.

But at Hackel, Design-Build is more than a delivery method. It's how we think. It's how we're wired. We call it Rethinking Construction — and it starts the moment we sit down with you.

We listen first. Then we build the right team around your vision — assembling partners who bring the expertise, the creativity, and the commitment your project deserves.

We guide the process with transparency and lead with accountability, so you always know where things stand and where they're headed.

Your project deserves more than a contractor. It deserves a team that's invested in the outcome just as much as you are.

That's Hackel. Let's rethink what's possible — together.

THE DESIGN-BUILD PROCESS

THE INITIAL PROJECT REVIEW

Depending on project complexity, discovery may span more than one meeting. Sessions are typically 60–90 minutes and often include the architect and key design-build partners to accelerate alignment and accuracy. Together, we clarify your project goals, intended use, performance needs, site considerations, schedule, and budget expectations. From this, we develop an initial project framework outlining scope, approximate size, structural approach, and major building systems (utilities/MEP). This foundation guides early feasibility, budgeting, and design direction.

THE BUDGET REVIEW

Once core project criteria are defined, we prepare a preliminary budget based on scope, size, systems, and known design preferences. This typically takes 1-2 weeks. As selections and performance expectations become clearer, budget accuracy increases.

Because the design-build team is engaged from the start, we can quickly test options and align scope with budget—maximizing value and feasibility. If the preliminary estimate aligns with your investment range, we confirm readiness to proceed into design.

Note: Services through this stage are provided at no cost.

DESIGN PHASE

Design Phase Agreement
We execute a Design Phase Agreement defining scope, deliverables, schedule, and the design/preconstruction fee (retainer). This phase advances the project from concept to coordinated, buildable documents and a validated cost.

Design Development & Coordination (6–14 weeks)
Through a series of working sessions with you, the architect, design-builder, engineers, and key trades, the design is refined and aligned with budget. We review progress regularly (often bi-weekly). This phase includes 2–3 focused selection meetings to finalize major interior and exterior materials, systems, and finishes.

Design/Preconstruction Fee
Typically 4–8% of projected construction cost (varies with complexity and scope). Covers:

Architectural and engineering design (plans, elevations, 3D views as needed)
Outline specifications and key system selections
Trade coordination and constructability review
Updated estimates and value alignment
Preliminary construction schedule
Final design-phase cost validation

GMP AND NOTICE TO PROCEED

GMP & Transition to Construction
At approximately 50–75% design completion, we provide a Guaranteed Maximum Price (GMP) based on coordinated scope and trade input, giving you a reliable cost to decide how to proceed. If you choose not to continue, you may stop the process and retain the design documents completed to date, with no further obligation beyond the Design Phase Agreement.

If you elect to proceed, we execute the Design-Build (construction) agreement and begin early construction activities (permitting, procurement, site work) while final design details are completed.

CONSTRUCTION PHASE

Each project is led by a dedicated project manager and site superintendent. The level of on-site supervision is tailored to project size and complexity—ranging from periodic visits to full-time presence. Supervision needs are evaluated during estimating and incorporated into the project cost.

COMPLETION

At substantial completion—when the space can be used for its intended purpose—we conduct a walkthrough with you and the project manager to confirm workmanship and that all requirements are met. While punch list items are addressed throughout construction, any remaining items are documented at this meeting and resolved promptly.

WARRANTY

At project closeout, you’ll receive an Operation & Maintenance (O&M) Manual with equipment manuals, finish schedules (colors/products), and equipment brands and serial numbers, along with as-built drawings for your records.

We continue to support you after completion—addressing any issues that arise during the 24-month warranty period and ensuring lasting quality and performance from Hackel Construction.