Complete Building Design Services
Conventional Build Philosophies
Design-Bid-Build Flowchart
Design-Build Flowchart
Kiras is also not a design-build firm which lacks creativity, owner involvement, accurate pricing comparison and increases conflict of interest between the design team and the General Contractor.
Kiras’ Hybrid Approach
Kiras takes a hybrid approach to the conventional-build philosophies – which includes the best of both design-build and design-bid-build philosophies. We believe in a hybrid design-build project delivery process where the Design Team (KIRAS) is contracted directly with the Owner and leads the project though the design phase but the General Contractor is selected early in the design process based on qualifications and is given the opportunity to contribute during the design process.
At Kiras we believe successful projects require equal contribution from the Owner, Design Team, and General Contractor. We remove the guesswork in the quoting process, speed up the project delivery, maximize collaboration between stakeholders, allow all stakeholders to implement creative design solutions, and puts the Design Team in a role where there is no conflict of interest with the General Contractor during construction so that the Owner can feel safe knowing the design team has their best interest in mind.
Kiras’ Design Led’ Build Process
Initial Consultation
Kiras will provide the client with a complimentary initial consultation to learn about the project and its objectives.
Retain Design Team
Kiras will put together an exceptional team and provide a quote for professional design services.
Schematic Design/Feasibility Study
Schematic Design/
Feasibility Study
Kiras will work with the Owner to develop schematic design drawings for the Client to review and approve.
General Contractor Selection
Kiras will assist the Client in writing of RFP to retain a General Contractor to assist with Pre-Construction Services.
Design Development
Kiras will work with the General Contractor and Owner to develop design development drawings and specifications for the Client to review and approve.
Construction Documents
Kiras will work with the General Contractor and Owner to develop construction documents that include final permit/construction drawings and specifications.
Construction Agreements
Kiras will assist the Owner in working with the General Contractor to develop final pricing and construction agreements; or, Kiras will assist the Owner in contracting an alternative General Contractor through a traditional tendering proccess if an agreement can’t be reached.
Construction Administration/Observation
Construction Agreements
Kiras will act on behalf of the Owner to provide construction administration and construction observation services to ensure the project is built in accordance with the construction documents.
Post-Construction Services
Post-construction, Kiras will assist the owner in obtaining final occupancy certifications and conducting additional inspections towards the end of the General Contractors warranty period.
