4 Reasons Why Construction DesignWorks Believes Design Build is Superior

4 Reasons Why Construction DesignWorks Believes Design Build is Superior

Design-Bid-Build is Not a Good Fit for Commercial Tenant Finish

KANSAS CITY, MO- The concept of design-build (DB) has been around for centuries. In fact, it has been around much longer than the design-bid-build process that is so popular today. “DB lost favor with the public over a century ago when lobbying efforts by Architects Associations became powerful enough to sway customers into believing the design-bid-build process was superior,” says Scott Hamele, President of Construction DesignWorks, Inc. “ If you have a budget and a schedule to live with, which most of us do, then design-build is the way to go.”

One Responsible Party

General Contractors (GC) are typically responsible for 100% of the construction costs of a project. It makes reasonable sense to then incorporate the design into their scope of work that results in one responsible party. Whether or not the GC has an in-house architect or subcontracts out these services, the GC becomes the single point of contact and responsible party to ensure the project is designed and built to meet the expectations of the client as well as stays on budget.

4 Reasons Why Construction DesignWorks Believes Design Build is Superior


A design-build process allows the creativity and expertise of the architect and the GC’s construction and job costing experience to provide a smooth project for the client. The architectural elements are fine-tuned with the help of the pricing feedback of the general contractor during the design phase.


Most design-bid-build projects require a period of time after the bidding process to allow for the General Contractor(s) to provide value engineering ideas. These are cost-saving ideas that the GCs and their subcontractors come up with alternate design elements. In the design-build process, this value engineering is done during the design and not after a laborious bidding process. It can save weeks if not months of time.

Change Orders

Clients hate change orders. Architects do not like them. Believe it or not, General Contractors despise them. GCs do not like to see clients shell out extra money for things that should have been incorporated into the design from the beginning. There are always unforeseen elements that require change orders, especially in remodels. However, design-build historically reduces change orders as it incorporates the design team, general contractor, subcontractors, and suppliers’ experience and resources into the design process. Thus weeding out flaws in the design and narrowing down options.

5 Keys of White Box Construction to Attract a Franchise

5 Keys of White Box Construction to Attract a Franchise

Construction DesignWorks, Inc. Specializes in Franchise Construction

KANSAS CITY, MO- Are you a commercial real estate broker, building owner, or property manager? Then you probably like the idea of a franchise as a tenant. “A franchise brings a proven track record and increases traffic to your retail center,” says Scott Hamele, President of Construction DesignWorks, Inc. a firm that excels in franchise construction, “There are simple things that can be done to attract a franchise to your building.”

Electrical Supply

During the construction process of the white box construction, it would be prudent to increase the electrical service to meet the potential minimum standards of a future franchise. Most retail franchise tenants would be satisfied with 100 amp for every 1000 square feet. However, coffee shops and tanning salons are among several types of businesses that may require as much as 200 – 400 amps for 1000 square feet of floor space. This increase in amperage would also provide the electrical demand for additional air conditioning for these types of businesses.

Water Supply

Water main tap fees vary throughout the United States and can dissuade a building owner from installing a very large water main. However, this could be detrimental to attracting potential franchises. Even a doughnut shop can require up to a 1-1/4” water main. This could double the tap fee of a 1”, but might be worth it.

5 Keys of White Box Construction to Attract a Franchise

Sanitary Sewer

Most retail centers include only one sanitary sewer line that runs along with the back 25% of the building. Numerous franchise floor plans require restrooms to be located towards the front of the space. So it might be worth installing a second sewer line in your white box finish that would cover this portion of the front space and avoid costly line extensions in the future.

Grease Trap

Most foodservice businesses require a grease trap. Depending on the lot layout and rear and side access to the building, installing the grease trap and tank after the building has been constructed poses numerous challenges. Installing a community or individual grease trap or tank could double the likelihood of attracting a food service franchise.

Gas Service

Most food service franchises require additional gas service versus the typical retail store. Providing adequate gas service is important to accommodate this type of tenant. Either a larger volume or high-pressure gas service will be required. Do your research ahead of time and install for the future needs of foodservice tenants.

Franchise Construction requires a specialized type of project management. These specialized services include experience working with franchise construction standards, furniture fixtures and equipment (FFE) packages, schedules, procurement, and countless details that are specific to franchise projects. Click here to read about How fixing outdoor tiles can help and affect your children.

Construction DesignWorks, Inc. Announces New Website

Construction DesignWorks, Inc. Announces New Website

Redesign Offers Resources for the Commercial Real Estate Community

SHAWNEE, Kansas – Construction DesignWorks, Inc. announces the launch of its newly redesigned website, http://constructiondesignworks.com. A desire to be a credible source of information for design professionals, building owners, commercial tenants, brokers, and property managers was one of the reasons behind the redesign.

“The new look of our website announces a change in the culture at Construction DesignWorks,” says Scott Hamele, CDW’s President. “That said, we wanted a forward-looking design that better reflects what we’re about and everything we have to offer. We want to let the business community know we are the premier experts in Interior Commercial Construction. ”

The new site contains information about the company which designs and builds commercial interiors for types of real estate such as office, healthcare, hospitality, industrial, and retail.

The site also includes detailed information about important topics within the commercial real estate and construction community such as help with BOMA definitions, project managementwhite box finishes, general construction terms, real estate lease content, and many others. Most of these educational items can be found on their “Toolbox” page which will be become a huge resource to the business community.

“Our blog is the main feature of our redesign. We discuss topics about commercial real estate and construction and look forward to instituting a dialogue around important issues that affect us all,” Hamele says. You can read about Things to consider before selecting the best outdoor tiles for your home by clicking here.

Added features to consider prior to commercial tenant construction

Added features to consider prior to commercial tenant construction

Construction DesignWorks makes white box construction appealing

I have attempted over the years to better define a vague term in commercial real estate – white box construction. This term is widely used to outline what the landlord’s deliverables will be to the tenant prior to the commercial tenant construction. I previously authored an article that sets forth a clear definition and scope of work that includes everything from the minimum sizing requirements of the HVAC system to the existence of ADA restrooms.

Lease rates and terms are based on a cloudy understanding of the landlord’s deliverables and thus these rates and terms are typically based on inaccurate information. By following the scope of work detailed in my prior article, all parties will fully understand exactly what the landlord is to deliver to the tenant, and the lease terms will be based on hard facts and precise numbers. The owner should consider a few options to produce a more inviting and attractive space to potential tenants prior to commercial tenant construction.

Additional options in white box construction to attract tenants


While the final color choice should be up to the future tenant, a crisp coat of white paint would make the space look clean and move-in ready. This should even speed up the leasing process by making it look more attractive. Most walls can receive a coat of latex primer white for as little as 50 cents per square foot of coverage area, making it a very affordable option to consider.


The decision of what to do with the ceiling can be a tough one and is ultimately up to the tenant. However, considering the surrounding spaces and building, one might conclude an open (naked) ceiling is the proper path most anyone would take. A coat of dry-fall paint would greatly enhance the look of the space and again furthering it to be move-in ready. I always suggest a light grey because it hides dirt well and makes the space look higher. For $1.25 to $1.50 per square foot, a ceiling can be painted. Additional costs will apply for extra items such as structural elements and HVAC ductwork. You can read about Creating a Stylish Design with Outdoor Tiles by visiting http://constructiondesignworks.net/creating-a-stylish-design-with-outdoor-tiles/



Design-Build is the cornerstone of our company.   CDW provides full-service design-build services. These services include a client’s needs assessment (architectural program), bridging documents, preliminary plans, subcontractor bid documents, a comprehensive set of design documents, construction management, and construction services.

Design+Build (or design/build, and abbreviated D–B or D/B accordingly) is a project delivery system used in the construction industry. It is a method to deliver a project in which the design and construction services are contracted by a single entity known as the design-builder or design-build contractor. In contrast, to “design–bid–build” (or “design–tender”), design-build relies on a single point of responsibility contract and is used to minimize risks for the project owner and to reduce the delivery schedule by overlapping the design phase and construction phase of a project. DB with its single point responsibility carries the clearest contractual remedies for the clients because the DB contractor will be responsible for most of the work on the project.

The traditional approach for construction projects consists of the appointment of a designer on one side, and the appointment of a contractor on the other side. This approach is inherently confrontational. The design-build procurement route changes the traditional sequence of work. It answers the client’s wishes for a single point of responsibility in an attempt to reduce risks and overall costs. It is now commonly used in many countries and forms of contracts are widely available.

Design-build is sometimes compared to the “master builder” approach, one of the oldest forms of the construction procedure. Comparing design-build to the traditional method of procurement, the authors of “Design-build Contracting Handbook” noted: “From a historical perspective the so-called traditional approach is actually a very recent concept, only being in use approximately 150 years. In contrast, the design-build concept–also known as the “master builder” concept—as been reported as being in use for over four millennia.”

The Design-Build Institute of America (DBIA) is a great resource and helps define the advantages for the owner of this project delivery system.