The Bridging Method
by Joel Terry and Kevin Hebblethwaite
 

George Heery, FAIA, Chairman and CEO of Brookwood Program Management, created the Bridging Method of project delivery in 1982. He and his firms have carried out over 400 projects using this approach.  Other architects, project managers and owners have carried out other projects by Bridging, with the rate of usage becoming much greater in recent years.  Mr. Heery recently made a presentation to EDI explaining this method and the attributes and pitfalls of the various project delivery methods.  His comments are summarized here.

The Design-Build method is the easiest way for owners to buy construction and works well for owners that can rely on continuing relationships. This means that they have a continuing stream of projects such that the Design-Builder is focused on delivering a good product outcome so that they get the next job. Where this is not the case, then the following aspects are not good for the owner:

  1. There is a conflict of interest between the owner and the A/E.
  2. There is an early loss of leverage when the contract is signed.
  3. There is a lack of apples-to-apples competition.
  4. There is not a natural check and balance between the designer and the constructor and document checking by the owner is not generally feasible.

The traditional method (design-bid-build) has generally been considered the best method for the owner with a single project or where the owner lacks a continuing project stream to support a long-term relationship.  However, the traditional method has some pitfalls as well. Here are the four most serious flaws:

  1. It takes too long and costs too much before the owner gets to the total construction contract price. Completion of the bid phase is the first time that the owner really has a good idea of what the project construction price is going to be.
  2. Construction contracts are predicated on the drawings and specifications being free of errors and omissions. This is humanly impossible.
  3. The methodology assumes that the Architects and Engineers have the best knowledge of construction costs and cost effective construction methods. This is generally not true.
  4. There is no clear single responsible party for the correction of post-construction problems.

The Bridging Method is a hybrid of the two methods discussed above.  George Heery believes, “It is so much better for owners that it will become the predominant project delivery method in the next ten years.”  The Bridging Method focuses on creating a strong set of design documents through the equivalent of the Design Development phase and then awarding a design-build form of contract for the construction documents and the construction phase.

Mr. Heery acknowledged that Bridging does not solve every issue and in particular is not fully compatible with special systems such as communications technology, security, and audio-visual. Under Bridging, these special systems need to be specifically addressed, designed, and procured in the same way they are handled in the traditional “design-bid-build” method. Stakeholders in the project must decide early which components/systems will be included in the Bridging documents and which would be most effectively handled in separate design and construction contracts.

Mr. Heery says the approach is proven with over 400 projects he and his associates have done thus far. There is evidence that the overall design and construction costs are in the range of 5% to 10% less using the Bridging Method. More significant benefits of the Bridging method include virtually eliminating contractor-initiated change orders, the improvement in the owner’s ability to get post-construction “bugs” corrected, and the completion of projects on time more often than with traditional or design-build projects. He summarized the advantages to the owner using this method as follows:

  1. There is an enforceable contract price in about half the time and at about half the front-end cost as compared to the traditional method.
  2. Overall construction costs are less for a fully equivalent end product.
  3. Exposure to unexpected change orders and claims is greatly reduced.
  4. There is clear responsibility for post-construction problems.

Clearly there are important decisions to make at the outset of any major construction project.  One of the most significant is to decide which delivery method to use.  Bridging brings a relatively new approach that can improve many aspects of the overall construction process. However, every project is unique and deserves individual attention and analysis before making this decision.  EDI, Ltd. greatly appreciates the information provided by George Heery during his presentation and his willingness to share it for this EDItion.

 

<<BACK TO NEWS