For many new developers, choosing a builder happens after the planning and design decisions have already been made.

By that stage, much of the project has been locked in. The design is complete, consultants have been engaged, and the developer is primarily looking for a construction price.

Experienced property developers tend to approach things differently.

Experienced property developers understand that the builder can influence the project long before construction begins. Early input can improve buildability, identify cost pressures, reduce redesign, and create greater certainty across the development.

What ‘design and construct’ actually means

Design and construct is more than having one company involved in both design and construction. The value comes from connecting the two processes early.

When this happens, your construction team can review a proposed design through a construction lens and identify:

• Buildability issues
• Structural complexity
• Site constraints
• Material availability
• Service requirements
• Construction sequencing
• Potential cost pressures

These decisions are easier to address before construction begins.

Once work has started, changing the design can be considerably more expensive and disruptive.

Why early builder involvement matters

A design can look excellent on paper and still create problems on site.

For example, a particular structural solution may achieve the desired architectural outcome but require additional engineering, materials or labour. Similarly, a design may maximise floor area while creating difficult access or inefficient construction sequencing.

Early builder involvement allows these issues to be identified while there is still flexibility.

This can help developers make decisions based on the full project, rather than looking at design in isolation.

Better coordination between design and construction

Multi-unit developments involve many moving parts. Architects, engineers, planners, consultants, suppliers, trades and builders all contribute to the final result.

When these parties work in isolation, gaps can appear between design intent and construction reality.

This can lead to:

• Documentation changes
• Construction variations
• Procurement issues
• Delays
• Rework
• Cost pressure

A combined design and construct approach creates greater opportunity for coordination before those issues reach site.

Cost is not the only consideration

The cheapest design is not necessarily the best in the long run project.

Generally, you get what you pay for. A design that requires complicated installation, unusual or fragile materials or extensive site work may increase the overall cost despite appearing competitive initially.

Experienced developers look at the relationship between:

• Design
• Construction cost
• Programme
• Site conditions
• End value
• Market demand

The goal is not simply to reduce the construction price, it is to create a project that remains commercially viable from beginning to end.

Protecting the project before construction starts

One of the biggest advantages of early builder involvement is risk identification.

A builder may identify issues relating to access, services, structural requirements or procurement before they become expensive problems.

This does not remove development risk, it makes that risk more visible.

That distinction is important, because the strongest projects are not those with no risk. They are the ones where the major risks have been identified early enough to manage them well. 

A more integrated approach to development

At delcon, we believe design and construction should be part of the same initial conversation.

Our focus is not simply on building what has already been designed. It is on helping developers understand how design decisions affect cost, buildability, timing and the final outcome.

If you are planning a townhouse or multi-unit development in Melbourne, involving the builder before key decisions are locked in can create greater certainty and reduce avoidable problems throughout the project.

Contact us today for an obligation free conversation on 1800 delcon or email info@delcon.net.au.