Design-Build Done Right: Driving Schedule Certainty and Cost Control

By Donna DeFreitas

When one of our clients needed to consolidate scientific teams and relocate specialized laboratory operations on an aggressive timeline, they turned to design-build delivery. Their goals were clear:

• Bring together scientific groups previously split across two floors into one new collaborative laboratory hub.
• Improve their sample handling procedures and requirements for more extensive qualifications of their scientific equipment and Cold Storage spaces.
• Exit an existing facility by a fixed real estate deadline.
• Maintain budget discipline while minimizing disruption to active research.

The Challenge

Transforming an empty shell space with no central mechanical systems into fully operational labs within an occupied building, under nine months, meant overcoming challenges in:

• Laboratory planning and equipment integration
• Procurement of long-lead mechanical, electrical, plumbing and casework systems
• Compliance with energy codes and infrastructure capacity limits
• Construction logistics within an occupied building environment
• Move coordination with minimal scientific downtime

Our Approach

We implemented a fully integrated design-build process, partnering closely with the client’s Capital Projects, Scientific Stakeholders, Engineering, Facilities and Procurement teams as well as our design partners and subcontractors. This included:

• Early engagement of stakeholders through design charrettes and 3D modeling to optimize layouts, safety, and flexibility.
• Preconstruction planning with risk registers, value engineering, and a Guaranteed Maximum Budget.
• Creative procurement strategies, such as repurposing stored mechanical equipment, cutting lead times by months, and saving nearly $1M in costs.
• Collaborative move logistics planning to minimize disruptions, including phased move schedules, stakeholder communication, and detailed safety protocols.

Key Outcomes

• Achieved substantial schedule savings through early procurement and design-build integration.
• Delivered a compliant, high-performance laboratory environment within budget.
• Executed a seamless two-phase move strategy that kept scientific programs operational throughout the transition.
• Converted an empty shell into a fully qualified analytical laboratory in under nine months, with a capital investment under $10M.

The Result

This project highlights the power of design-build delivery in achieving both schedule certainty and cost predictability. By leveraging integrated planning, strong partnerships, and stakeholder-driven design, we turned a strategic goal into a functional, future-ready laboratory environment in under nine months.