DBB Is the Baseline Every ARE Candidate Must Master
Design-Bid-Build is the oldest and most widely understood project delivery method. Understanding it thoroughly is not just important because it appears on the exam - it is the baseline against which Design-Build, CMa, CMr, and IPD are all compared. Every other delivery method is a variation on or departure from DBB, so candidates who know DBB deeply find it easier to distinguish the alternatives.
In Design-Bid-Build, the owner hires the architect (and engineers) first, allows the design to be fully completed, then solicits competitive bids from general contractors, and awards the contract to the lowest qualified bidder. The sequence is strictly linear: design is complete before construction begins. The owner holds separate contracts with the architect and the general contractor.
How DBB Works Step by Step
- Owner selects architect - typically through qualifications-based selection (QBS), not competitive bidding on fees.
- Architect completes design - through SD, DD, and CD phases, producing a complete set of construction documents.
- Owner advertises and solicits bids - using invitation to bid or advertisement for bids, along with Instructions to Bidders (AIA A701).
- Contractors submit sealed bids - evaluated on price; lowest responsive and responsible bidder typically wins.
- Owner awards contract - using AIA A101 (stipulated sum) or A102 (GMP), incorporating A201 General Conditions.
- Construction proceeds - architect provides construction administration services.
Advantages of Design-Bid-Build
DBB provides the owner with maximum design control - the architect works exclusively for the owner throughout design, with no conflict of interest from the contractor. Competitive bidding tends to produce the lowest initial construction cost, since multiple contractors compete on the same fully defined scope. The sequential process also creates clear accountability: design errors are the architect's responsibility; construction defects are the contractor's.
From the owner's perspective, DBB also produces detailed construction documents before any construction commitment is made, allowing thorough review and value engineering during design rather than after.
Disadvantages of Design-Bid-Build
The primary disadvantage is time: the sequential nature means construction cannot start until design is fully complete. This adds significant calendar time compared to fast-track or design-build delivery. Additionally, the contractor has no input during design, which can result in constructability issues discovered only after bids are received. When the bid comes in over budget, the owner faces redesign costs and schedule delays.
DBB also tends to produce an adversarial relationship between architect and contractor, since the contractor had no relationship with the design team before winning the bid.
Key Exam Comparisons
| Factor | DBB | Design-Build | CMr |
|---|---|---|---|
| Design control | Owner/Architect | DB Entity | Owner/Architect |
| Cost certainty | After bids | Early GMP | GMP at 50–60% CD |
| Schedule | Sequential | Fast-track | Overlapping phases |
| Contractor involvement | Post-design | From day one | During design |
| Owner risk | Medium | Low | Medium-low |
When Owners Choose DBB
DBB is most appropriate for publicly funded projects requiring competitive bidding (often mandated by law), projects with well-defined scope and low complexity, and situations where the owner wants maximum design control and clear accountability between designer and builder.
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