Design and Construction Working Together
Traditional construction can separate the designer from the contractor until the drawings are substantially complete. Our collaborative design-build approach brings the architect, contractor, engineers, and owner together earlier.
A single team, aligned from the first meeting.
The architect develops the project's architectural vision and construction documents. Voak Construction contributes estimating, material knowledge, subcontractor feedback, construction sequencing, procurement planning, constructability review, and schedule development.
This collaboration gives the owner a clearer understanding of how design decisions affect cost, schedule, and construction before the project reaches the field.
Why owners and architects choose design-build.
- Earlier cost information
- Better alignment between design and budget
- Fewer late design surprises
- Constructability input during design
- Improved coordination between disciplines
- Earlier identification of long-lead materials
- More informed material selections
- Better planning for project phasing
- More accurate scheduling
- Clearer communication
- Reduced risk of incomplete scope
- Better continuity from concept through construction
Twelve phases from concept to closeout.
- 01Phase 1
Initial Consultation
Review the owner's goals, proposed location, intended use, preferred architectural style, approximate size, desired schedule, expected level of finishes, and preliminary budget.
- 02Phase 2
Site and Feasibility Review
Review property access, utilities, topography, drainage, zoning, setbacks, easements, existing conditions, environmental considerations, and potential construction constraints.
- 03Phase 3
Design Team Assembly
Coordinate the appropriate architect, civil engineer, structural engineer, mechanical engineer, electrical engineer, surveyor, geotechnical consultant, interior designer, or other consultants based on the project.
- 04Phase 4
Conceptual Design
Develop preliminary plans, layouts, elevations, building systems, material concepts, and overall project direction.
- 05Phase 5
Preliminary Budget
Prepare a conceptual construction budget based on the available design. Identify major allowances, alternates, unknowns, and potential cost drivers.
- 06Phase 6
Design Development
Refine the design while reviewing building systems, structural requirements, materials, details, finishes, energy performance, constructability, and procurement requirements.
- 07Phase 7
Value Engineering
Evaluate alternate materials, systems, details, and construction methods that can improve value without unnecessarily compromising the design or performance.
- 08Phase 8
Construction Documents
Complete the drawings and specifications required for permitting, pricing, procurement, and construction.
- 09Phase 9
Final Pricing and Contract
Obtain subcontractor and supplier pricing, finalize allowances, confirm the project scope, establish the construction schedule, and prepare the construction agreement.
- 10Phase 10
Permitting and Procurement
Submit for permits, release long-lead materials, coordinate utilities, finalize subcontract agreements, and prepare the site for construction.
- 11Phase 11
Construction
Manage site operations, subcontractors, quality, safety, inspections, materials, schedule, communication, documentation, and changes.
- 12Phase 12
Completion and Closeout
Complete the punch list, final inspections, owner training, warranty documentation, closeout documents, and final project turnover.