Does Design-Build Student Housing Work for You?

"In a hurry? In a worry? Quit. Get out…."

Those were the options given to the salesman-turned-getaway driver in the opening scene of Steve McQueen’s 1968 classic, "The Thomas Crown Affair." Unfortunately, colleges and universities in a hurry to respond to enrollment pressures or worried about construction financing aren’t offered those options if they are to remain competitive in student housing. Increasingly, institutions are turning to design-build as a time saving, cost-effective way to provide housing that responds to student needs and expectations.

How to Select a Design-Build Firm

Choosing a design-build (DB) team is similar to using a request for proposal (RFP) to select design professionals for conventional projects-but with a few twists. All members of the DB team should have experience in student housing, but the design professional’s experience is critical. Student interests in university housing change over time, and a design firm that maintains a consistent presence in the market will be familiar with long-term trends. It also is critical for a firm to have experience with systems and finishes that not only provide the home-away-from-home feeling that students and parents are demanding, but also are capable of withstanding the rigors of youthful use and abuse.

Some institutions are interested in DB for the design and construction components of a project, while others may add financing and management to the services the DB team provides. The contract can be setup to create a separate organization that provides project financing via alternative sources, bypassing the limitations of traditional university funding methods.

The more information you provide in the RFP, the more control you have over the final product. For example, if your institution has a standardized door locking system, your DB team should incorporate this requirement into its proposal. Clarity in describing your expectations is very important if price is one of your selection criteria.

How to Work With a Design-Builder?

The design portion of DB is similar to a conventional plan-bid-build project, with one major exception and one significant advantage. The design-builder is usually contracted to deliver a number of beds and amenities for a guaranteed maximum price, and the design professional is typically a consultant to the design-builder. Design choices will be influenced by the design-builder’s budget limitations. Of course, the university has the opportunity to increase the budget to incorporate features.

The significant advantage of DB during design is the opportunity for real-time feedback on the cost implications of design alternatives. In a traditional project, the real cost of the design is unknown until the construction bids are opened. Over-budget bids often necessitate re-design-delaying delivery of new beds. The continuous interface between the designer and the builder in DB minimizes budget surprises, and helps to ensure timely completion.

How Long is the Design-Build Process?

Another advantage to DB is time. Project schedules can be shortened considerably to respond to projected housing enrollment spikes. To transform from a commuter to a residential campus, Wayne State University in Detroit, Mich., needed to quickly add housing. In April 2001, WSU awarded a DB contract for a 370-bed residence hall with a 400-seat dining facility. To meet the timetable, construction had to begin in a mere 13 weeks-and be completed in 13 months-an enormously accelerated schedule. To meet this aggressive goal, designers at Einhorn Yaffee Prescott, Architecture & Engineering, P.C. and DB teammates Turner Construction and Neumann Smith & Associates, worked closely with each other, the college, and the community. The team held two-day design charettes with representatives of various university constituencies who were authorized to make quick decisions. By employing design-build, the team met the university’s deadline, and the $20-million facility was occupied in August 2002.

Will Quality Student Housing Result From a Design-Build Project?

DB student residences are built using a variety of construction methods and desgins. Some recent popular systems, such as three-story, wood framed, residential-style buildings, are typically offered when initial cost is the controlling factor. When deciding whether to select this method, a university should carefully consider the life-cycle cost of lighter weight building elements. A university that relies on this type of construction may be faced with the task of replacing, rather than renovating, its housing stock after 30-40 years.

At the other end of the spectrum, some universities are opting for more robust structures with precast concrete plank floors and masonry load-bearing walls. These institutions anticipate that initial cost premiums might be offset by reduced maintenance over the long term. An additional benefit of building durable structures is a more permanent visual strengthening of campus character, important to the university community and alumni.
Whether low initial cost or long-term value is the controlling factor, experienced design builders can deliver timely, well-planned, and cost-effective residences that respond to student housing program goals and can enrich a college or university campus.

E. Stephen Finkle, AIA, is a principal at Einhorn Yaffee Prescott, Architecture & Engineering, P.C. He can be reached at sfinkle@eypae.com.