In Part 1 of this blog, we provided context for how the role of modular architects in a modular project may differ from conventional construction. When a project is split into two tracks—off-site manufacturing and on-site installation—it becomes crucial to intentionally weave together the design and engineering contractual responsibilities.
Our clients often inquire about the role of their architect, particularly when pre-designed and engineered systems are being utilized. They wonder if the architect plays a lesser role in some way and are curious about the cost of design services in a modular project.
The Importance of a Project Architect in Modular Construction
The short answer is that every commercial construction project should have one overarching project architect responsible for the design, and their risk profile in a modular project does not change. However, particularly in “Design-Build” modular projects, the project architect benefits in material ways that can reduce their fees compared to conventional design-bid-build construction.
The Modular Process and Its Impact on Architectural Work
The modular process introduces several layers of formal review and approval of modular building plans. This includes the review and stamp of the modular manufacturer, the approval of the state-licensed third party, and the state review of building plans for code compliance. The additional oversight for code compliance concerning all concealed elements of the off-site building construction is substantial.
Moreover, volumetric modular construction is an accelerated form of building that is inherently faster, especially when best practices are applied. Therefore, your modular project should have a much shorter duration than a conventional project, regardless of design complexity.
In the modular process, the Design-Builder (also known as the modular contractor, installer, or construction manager) takes the primary contract with the Owner. They provide essential design assistance, purchase the modules, and ensure all state codes are met. They also apply for all local permits and take responsibility for the entire project.
The Role of Modular Architects in Project Planning
To determine if modular construction is the right approach, the modular architect needs to formally consult with the modular manufacturer (or several) and the Design-Builder/Construction Manager before proceeding further. These consultations ensure the design will meet the needs of the modular process while assisting in owner cost savings. For maximum efficiency, modular construction should be chosen as early in the planning and design phase as possible, but certainly no later than the schematic phase.
If modular construction is chosen, the architect will, according to best practices, continue to work very closely with the modular manufacturer and construction manager throughout the project.
Project Delivery Methods in Modular Construction
The Design-Build for Project Delivery Method
The contracting structure or project delivery method that we have found to work best is Design-Build. In this method, the owner contracts with the Design-Builder. The owner may have a long-term relationship or a planning engagement with an architect, who stays on to provide consulting and limited construction administration for the owner, but this is not required. The Design-Builder then contracts with both the architect and the modular manufacturer.
The Design-Bid-Build Project Delivery Method
In situations where the owner wants to retain a direct contractual relationship with their architect, the relationships will resemble the Design-Bid-Build project delivery method but need to adapt to the integration requirements of modular construction. In this case, the owner contracts separately with the architect and the construction manager. The construction manager then contracts with the modular manufacturer to purchase the modules and provide formal design assistance. To ensure an integrated approach and tie together state and local permit drawings, there’s also a direct relationship between the modular manufacturer and the architect.
Architectural Fees in Modular Construction
In Design-Build Modular projects, we have found that the designer of record recognizes the benefits of collaboration, technical assistance, and time savings. This recognition has resulted in lower fees compared to traditional construction methods. While specific fee structures can vary, modular architects often find that the efficiencies inherent in modular construction allow them to offer competitive pricing while maintaining high-quality design services.
Summary
What is most important to any construction project, modular or traditional, is that roles and responsibilities are clear. When they are, people understand their risk and can set fees fairly and responsibly. This clarity should result in parties providing the owner the best possible value while enjoying the project.
The role of modular architects in permanent modular construction is evolving, but it remains crucial. Their expertise in navigating the unique challenges of modular design and construction, combined with their ability to coordinate between off-site and on-site elements, makes them invaluable assets in the modern construction landscape. As the industry continues to embrace modular construction methods, the importance of skilled modular architects will only grow, shaping the future of efficient, sustainable, and innovative building practices.
Related content: Is Modular Construction Less Expensive than Conventional?
Disclaimer: The foregoing is not offered as or should be taken as code or legal advice. You should contact the regulatory authorities having jurisdiction over manufactured structures in your state or a state-licensed third-party inspection agency for further guidance. Each state is different in how it deals with these issues.
