Traditional Sequential Delivery Leaves Time on the Table - Fast-Track Compresses the Schedule
In traditional project delivery, the project moves through design phases sequentially - programming, schematic design, design development, construction documents - and construction begins only after all documents are 100% complete and a building permit is issued. Fast-track delivery deliberately overlaps design and construction: construction of early phases begins before design of later phases is complete. A high-rise building under a fast-track schedule might begin foundation construction while the upper-floor plans are still being developed. This compression can save months or even years from the project schedule, with corresponding savings in financing costs and earlier revenue generation for the owner. The trade-off is increased risk - changed design decisions downstream can require costly rework to already-built construction.
How Fast-Track Works in Practice
Fast-track delivery divides the construction documents into packages that can be bid and released for construction sequentially. A typical fast-track sequence might include: a Site and Foundation package (demolition, excavation, foundation) released for bidding before the structural design above grade is finalized; a Structural Steel package (steel procurement and fabrication require long lead times); an Exterior Envelope package; and Interior Fit-Out packages released progressively as interiors are designed. Each package allows early procurement and construction to proceed while later packages are still in design.
The architect's role is dramatically more complex in fast-track delivery. Design decisions that can be deferred in a traditional delivery must be made early and committed for packages that have already been released. Any design change that affects an already-released package may require a change order to work already-constructed elements. The architect must communicate constantly with the contractor about how upcoming design decisions affect packages already in construction, and must track the design status of each package against the construction schedule with precision.
Phased Construction vs. Fast-Track
Phased construction and fast-track are related but distinct concepts. In phased construction, the project is built in sequential, defined phases - Phase 1 is designed and built before Phase 2 begins design. This is often driven by program or budget reasons (an institution building a new wing can occupy Phase 1 while Phase 2 is in design) rather than schedule compression. Phased construction is sequential at the phase level, while fast-track overlaps design and construction within a continuous project. Both require careful coordination between the architect and contractor about how each phase interfaces with the next.
Risk Implications
Fast-track delivery shifts risk toward the owner and can create problems for the architect's professional liability. Design errors that would be caught during design review before bidding in a traditional schedule may not be discovered until they affect construction in fast-track. The architect's standard of care obligations do not diminish in fast-track delivery - but the practical ability to catch and correct errors before they have financial consequences is reduced. Many architects recommend explicit contract language in fast-track agreements that acknowledges the compressed schedule and allocates the additional risk associated with concurrent design and construction between the owner and contractor.
Fast-Track and Construction Manager at Risk
Fast-track delivery is most commonly used with construction manager at risk (CMR) delivery rather than traditional design-bid-build, because CMR allows the contractor to be engaged early in the design process and to provide ongoing cost and constructability feedback as each package is developed. This early contractor involvement is essential in fast-track because the contractor needs to price and sequence packages as they are released, which requires coordination during design rather than after design is complete.
Key Exam Points
- Fast-track: overlapping design and construction phases; compresses overall schedule; increases risk.
- Construction packages released sequentially as design of each is complete.
- Changed design decisions affecting released packages require change orders to already-built work.
- Phased construction: sequential phases, each designed then built; driven by program or budget.
- Fast-track most commonly paired with CMR delivery - contractor engaged during design for early cost and constructability feedback.
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