COLLABORATIVE CONSTRUCTION
Designers and constructors struggle to craft kinder, gentler business models (Reprinted courtesy of Engineering News-Record, copyright © BNP Media, June 5, 2006. All rights reserved.)
By Nadine M. Post, Engineering News Record
“We're at the kick-off meeting for a great project. All the players are present. The surfaces of the room are filled with digital screens, caves, images (think Tom Cruise … Minority Report). The group can see and access all project data compiled to date to get a jump-start. We begin to use BIM on day one, by capturing goals and expectations, developing and validating program and scope. We gut-check the budget and even begin to generate project and systems options in 3D, 4D and 5D. Everyone on the team sees this integrated data live as we generate it. With immediate consensus and no time lag waiting for meeting notes, we get done the equivalent of an entire phase in a day or two.
“After a BIM-enabled social team-building session, we resume the next steps and evolve the BIM through what used to be known as ‘phases.’ We use it throughout the entire concurrent design, construction and commissioning process.
With the time saved from submittals, review and rework, we finish early and under budget. The owner moves in, we deliver the digital asset for facilities management and celebrate with a weekend on the owner's yacht.”
This particular building information modeling (BIM) utopia is in the mind of Michael LeFevre, Director of Planning & Design Support Services for Holder Construction Co., Atlanta. But LeFevre, an architect, thinks his perfect project scenario may actually happen by 2020.
That's because a revolution is beginning in the buildings sector and the catalyst is computer-enabled BIM. The coming kinder, gentler BIM business models are expected to produce better buildings, faster, at lower cost, with fewer claims and less agitation.”
Armed with the radical shifts in attitude that began with the publishing of Managing Design, and other industry developments, we joined the growing movement to collaborative teams. Having seen IPD, hyper-tracked, high-performing design-build teams, and the sudden change on projects all over the country, we gelled as an industry to create new synergies. Using the best technology had to offer, with old-fashioned social skills, we built newfound optimism to serve our clients and deliver greatness. With fewer RFIs and enlightened owners, we met our common objectives, and we made money. You see, it's 2020 or 2025. We're seeing clearly now – and a lot has changed.
Life is good.
Is this time travel? Sci-fi? No, it's real. We haven't yet found Shangri-La, but we're managing – to manage design. We're calling our own plays now. Why not you? Managing design is a wonderful thing.
There's a protagonist in this story. It's you. Your fate matters most. Beyond the voices and conversations, the real question is: what will you do differently? How will you use these tools? My goal has been to help you find your voice and leverage in managing design. Can you make a difference? I think you can.
I hold these issues to be self-evident after a half-century in design and construction. Others in this book seem to agree.
Design is never “done,” but can and must be managed. It takes courage, involves risk, and will be pursued by designers long after clients and contractors are satisfied, even if it means losing money. Owners and contractors wishing to engage designers should do so knowingly, and not be surprised by the immutable principles that reside in the minds and culture of those who design. To handle it, set limits and use interim milestones to keep course. It's worth it. You want an incredible result? Step up.
Fees and profitability are not enough for design firms under present models. New value propositions are required with owners and contractors willing to support them. If you had a rough time on your last project, consider new incentives to help your design professionals deliver value. Past and current models and compressed schedules have combined to create the current zeitgeist and substandard service and document levels. Faced with these pressures, designers have few alternatives but to do less. Until we figure out a way to pay them more, we'll get what we've always gotten. To owners and contractors who resist, saying, “That's their problem,” I argue this: It's our problem. For architects to clamber back to a position of value, a collective effort is necessary. The current situation isn't sustainable. When it comes to managing fees, services, profitability, and value we need new approaches. To aspire to more value, teams must not only want to be businesslike, but must have deals and contexts that allow it. Alignment of all three has been rare.
Owners have reduced project timelines to ridiculously low levels. They're asked to execute facilities in untenably fast cycles. In turn, they ask it of their teams. Projects that used to take a year or two, or more, are being compressed to months. They demand irrevocable fast-track decisions in what used to be slow, thoughtful processes. Machines can only do so much. We would all do well to create timelines with planning, project definition, and team building up front; ultimately, they get the shortest overall schedules. To schedule design, break processes into small, tangible bites. Shorter durations can be corrected more easily. Integrated into overall project objectives, dates can be met. Design can be managed.
Going over budget is the elephant in the design and construction room. Those determined to address it have a fighting chance. To meet budgets, the shocking method is only one: hope! At best, budgets can be ‘managed’ via educated dice rolls by hard working teams. Risk, market conditions, and surprises are ever present, and shouldn't surprise experienced teams. We're always at the market's mercy. Every project is first-of-kind. In a project's time and situation, regardless of rigor, we're left to rely on chance. We do our best, then cross our fingers hoping for a favorable result. When it doesn't come, we share the pain of rework. We can reduce that pain by streamlining processes (or pursuing more prosaic designs, but few of us want that).
We can use contingencies and strategies to mitigate damage. Rather than ask why we're “going over budget” again, smart teams expect and plan for it. Managed risk and cost models help too.
Tools and armor can gird us for budget battle but fight we must. In all my years on thousands of projects I've never seen it any other way. Anyone in the business knows it to be true. We have limited budget control at best. We'd better be ready with new attitudes, strong processes, and committed teams.
People will continue to be cut from different cloths and cultures with different value sets. Owners will scurry about in corporate/institutional business and bureaucratic frenzies. They will have neither time nor knowledge to empathize with designers and contractors using unfamiliar tools and skills. They'll always be too busy dealing with their own crises. Smart contractors and designers will embrace this and develop service models to help them cope. They'll teach them about the lesser-known, seldom encountered, messy processes of design and construction. Empathetic trusted allies will prosper.
Extol your teammates’ virtues. Listen to and get to know them. Build a trust culture. In the end, no matter how automated our processes, or how many machines are engaged, design and construction are human acts. Only we have the judgment, creativity, and capacity to oversee creating a first-time facility. Lean in, listen, hear, and do.
Try as we might, we will never rid ourselves of the biases, prejudices, and reactions we have toward those not like us. Why? Because we're designed to have them. Each of us relies on mental models and patterns to make it through the day. We're wired that way for survival. We don't have time to process subtleties. If something exhibits similarities to previous patterns, we declare it to be the same and put it into that set. Call it “stereotyping for survival.” We like to work in our comfort zone with familiar situations and people. They're safer, easier, and require less energy. Why wouldn't we?
Bias is unstoppable. Its triggers are automatic. While we can't control bias, we can control our reactions to it. In projects demanding faster-than-humanly-possible results, how do we react when faced with instant decisions? We go for results. What's lost? The nice-to-have gentler responses and the time it takes to listen, learn, get out of our safe place and engage outsiders.
Brain studies show when we enter a room, we instinctively scan it to assess if danger is present. Is it filled with friends or foes? We're genetically predisposed to do this, lest we be eaten by a tiger or beaten by a rival. There's not enough time between stimulus and response. And it's only getting worse. To wit: the judgment time while texting and driving and listening to Bruno Mars blasting on your car stereo to react to that “idiot” who pulled out in front of you. (You make that rash judgment because you saw his license plate holder proudly displaying the name and colors of your hated, rival university.) The “fool” left you insufficient time, so you resort to shortcuts to cope: kneejerk stereotyping and character judgment, horn honking, finger flipping, bad words, then a stomp on the brakes.
Under pressure on the jobsite, we react to a man wearing a hard hat, spitting tobacco, and swearing. Must be a contractor. Turns out he's the owner. A youngish person wearing all black with circular black glasses? No question – an architect. Wrong again. She's the manufacturer's rep for the porcelain flooring for the lobby.
“I sent you that text three minutes ago with an RFI about the edge-of-slab dimension! Did you get it? Why haven't you responded?” These communications, sent by a trusted colleague, might garner this response: “Slow down. I was in the bathroom, [or on the phone with the client].” Sent by someone who may be an “outsider,” they might provoke anger, profanity, or argument as response – because they're not one of “us.” We have inherent trust for “insiders.” They're “us,” members of our tribe. Outsiders carry a greater burden of proof. For our own survival, mind you.
Context matters. Scientists talk about conditional diversity, cognitive interference, cascading associative memory, aging, and increased brain viscosity1 contributing to clouded judgment. We can't unlearn our experience or biases. What we can do is pause, recognize, and react differently. With practice we can change. To manage the design of our interpersonal relationships we need to know and manage ourselves. Coping with emotional intelligence factors such as vulnerability, empathy, joy, fear, and anger go a long way. When faced with someone or something you don't understand, agree with, or can't categorize into a familiar pattern, consider this observation from F. Scott Fitzgerald:
“The true test of intelligence is the ability to hold contradictory ideas in the mind at the same time and still function.”
Several interviewees waxed rhapsodic about the good old days or the joys of design. Those days are gone. When design euphoria is met by the harsh reality of getting back to budget or needing answers in the field, things can break down. Each act has the potential to set conflict in motion. When teamwork devolves, infuriation results.
Most of us are quick to “pull the trigger” when faced with disappointment. We're predictable. Conditioned by inefficiencies and scarred by past encounters, we lapse quickly into judgment. In doing so, aren't we just as guilty as those we accuse? The owner's rep who throws a fit when the architect designs over budget, the contractor who becomes enraged by late drawings, the architect who badmouths the builder for proposing a cost cut? Being part of a team, like other life relationships, means accepting our mates, warts and all. That's not easy.
Experience should help us see these issues coming and head them off. If we try and still fail, can we summon the maturity to suppress knee-jerk reactions? Is lashing out the answer? Do we think emotional pique or threats help? The best owners select fanatical collaborators instead of raging lunatics as teammates. Teams need good “placators,” reasoners and connectors who can set aside put differences and biases. Did we learn to do that in school? Like it or not, creating buildings is human. Political. Bipartisan providers should be the “new normal” to supplant past divisiveness. Doing away with self-serving behavior can resolve the conundrum of managing design. Inexplicably, we're still looking for those who have mastered it.
On projects, thrown into the maelstrom of information overload and rapid judgment, we look for acceptance – words, actions, and beliefs in consonance with our own. When we don't find them, in our battle to manage the unmanageable we're faced with a choice: remain enslaved to enmity or choose freedom.
For those who seek change in their project, firm, or process, I return to a favorite paradigm. Lest I lapse into a business lecture to an unwilling audience, I'll offer this: search for “McKinsey's 7 S Organizational Effectiveness Model,” or its source article, “Structure Is Not Organization,” by Robert Waterman, Thomas Peters, and Julien Phillips.2 In a still-timely-after-38-years stroke of genius, the model describes 7 factors that must align for an organization to function well. They are:
The model has a single premise: for an organization to succeed (or if you want to change it), all 7 factors must align. A change in one affects the others. Use this model to guide your change efforts. You'll be glad you did. The idea is so simple, even architects, engineers, owners, and builders can understand it. Some factors are “hard,” objective and measurable (i.e. structure, strategy, systems), and some are “soft,” subjective and less measurable (i.e. skills, style, staff). The model's primary author, Tom Peters, says, “Hard is soft. Soft is hard,”3 pointing out the easy-to-measure, objective nature of the “hard” factors, and the more difficult metrics of the human, “soft” factors. Even if you don't consider yourself a business strategy wonk, if you create buildings, the elegance of this model should inspire you. When faced with a broken process or team, odds are good that one or more of these seven factors are misaligned. Fix them and see if things get better. That's management – and leadership. To apply this model in real world project contexts, I took liberty with the diagram's internal focus and added an eighth “S,” the supply network, or context in which organizations operate.
To extend this book's breadth beyond U.S. soil and complete the exploration, in October 2018, I attended the Design Futures Council's “Summit on the Future of Architecture.” This event, held in Venice October 9–11, 2018, concurrently with the Venice Biennale di Architettura 2018, was attended by 50 industry leaders and guests. Highlights from its notable global cohort of presenters and guests include the following.
Opening remarks from host and DesignIntelligence/Design Futures Council CEO Dave Gilmore, in which he challenged attendees to consider:
Jim Anderson, OAA, AAA, AIBC, MRAIC, AIA, is Partnership Chair of the multidisciplinary Canadian design practice Dialog. His honest, introspective sharing of notable stories from his firm included:
Francis Gallagher, managing principal of HKS London, presented: “View from the U.K.” His outlook discussed Brexit, and the growing interest in Socialist candidates by the country's millennials and its resulting potential impact on the U.K.'s global economic strategies and development.
Laura Lee, has taught professional practice and ethics at Carnegie Mellon University for several years and is a leading researcher. She served as Thinker-in-Residence for the Australian Government and is working as a strategy and systems designer for the public and private sector in Europe. In her recent work, her mission is to demonstrate the value of design and the impact of built environment on the quality of life. Her stunning presentation offered Buckminster Fuller-esque systems thinking to point the way for practitioners “In Search of Lost Humanism.” She shared these points:
The profession needs to develop an open, shared knowledge platform based on cases which demonstrate the value of collaboration in tackling complex problems for diverse contexts and a range of scales.
Mission-oriented practice-based design science research leading to industry innovation is becoming a differentiator for value creation in the profession and provides intelligence for evidence-based decision-making.
Radical reform of architecture education is urgent to reset the culture of the profession toward the public interest which is transdisciplinary and fully integrates research and practice from day one.
Paul Doherty is CEO of the Digit Group. Over decades, his firm and work have transcended traditional design practice, to master digital data, development, and facility management to position him as a global leader in the Smart cities movement. Now he deploys skills in politics and diplomacy with his digital designer and entrepreneur's toolset to realize change on a global scale. His presentation “The Perspective from China” outlined his work in the Smart Cities initiative and guiding principles including:
Adrian Parr, Dean of the University of Texas at Arlington's College of Architecture, and UNESCO Chair of Water and Human Settlements, an Australian with global perspective, shared these points:
Peter MacKeith, Assoc. AIA, Dean of the Fay Jones School of Architecture at the University of Arkansas, shared these thoughts:
From the University of Cincinnati College of Architecture, former and incoming Deans Robert Probst, FAIA, and Tim Drachna shared, with a rapidly emerging digital future and artificial intelligence on the horizon, the 13 Deans of the University of Cincinnati, discussed and envisioned the future of education and speculated on subjects of greatest importance to teach:
A few romantic notions persisted. One example was client and founder of the White City Project, Elena Olshanskaya, who is developing new cities in Africa. Her recounting of her comprehensive education as a shoe designer in Russia that included means of production, factory lines, materials, aesthetics, and business rang true in its recalling Bauhaus-ian learn-by-doing pedagogy. But she and we all had to agree that while we share frustration about the growing number of parties and experts now needed on our teams, the fact remains that we have many more kinds of “shoes” to deal with these days in making buildings. And no one of us can know all that is necessary about them all.
In response to an audience question about who will be in charge in these future teams, I shared my perspective as architect-turned-contractor, turned design-construction connector: “As CMs, we don't care who's in charge.” If the team is functioning well and succeeding, we don't care whether the owner, designer, contractor, or someone else leads. Of course, every team leads a leader and so does every discipline. Eventually even in alternative, shared-incentive contracts, the collective team needs a leader to lead, report and be accountable. But, in day-to-day work, any of us can rotate into the leader's chair at rapid intervals when we have something of value to offer.
President and CEO of DC Strategies, Barbara Heller, FAIA, reflected on the adverse impact of the insurance industry on design practice, in effect co-opting the profession to risk aversion. I added that, as contractors, we embrace risk and manage it every day – a radically different mindset than most design firms have today. Jeffrey Stouffer, executive vice president of HKS Dallas, reinforced that, too often, architects are seated, or have allowed themselves to be seated, at the “kids table,” and must return to the “adult table” through their actions. Darryl Condon, managing principal of HCMA, cautioned architects who believe they are immune to commoditization, urging them to keep the “50-year” view.
Scott Simpson, FAIA, DFC Senior Fellow, moderated a panel discussion with Gary Wheeler, FASID, FIIDA, DFC Senior Fellow, HDR's Interior Design and Global Workplace Strategy Leader, and Dr. Ted Landsmark, Kitty and Michael Dukakis Center for Urban and Regional Policy, and former head of NAAB and ACSA. In this discussion, practitioners’ needs were compared against the speculated future abilities of the academy to meet them. Findings included practitioners’ needs were compared against the speculated future abilities of the academy to meet them. Findings included:
Dave Gilmore and Jamie Frankel's conference summation and consulting work with more than 50 firms this year included reminders to understand, own and act on the following advice:
Based on this event and the experiences and opinions shared in this book, closure is not the point. How to continue and how to create new way ways to manage design are the objectives. Managing design has been and will be our purpose in two ways:
First, in the sense of the future of the profession, and how to increase the levels of self-awareness, change-agency, entrepreneurism, and social responsibility within the design professions.
Second, by discovering how to recondition the minds of those who do design and those who manage it, to want to work within schedule, budget, while balancing other objectives such as clients, moral and ethical issues, business, competitive cache, and be able to do so.
In that light, a few predictions can be drawn about the future of managing design and the profession:
While I can't foretell the future of the profession, I can speculate it will be different. Aggregation, specialization, automation, and atomization all seem inevitable. As warned by some, extinction of some of the design profession's current, non-value-adding, non-technology-enabled forms is possible. Small firms will continue in varying forms, having adapted for survival. Like others of my kind, my pathos is connection. Like other servant leaders, my purpose is to mend the splits, connect, be tolerant, be my best, and help others be theirs. To achieve that, we need not only to be smarter, we need each other.
In talking to industry leaders I've confirmed a suspicion: designing and building are emotional pursuits. Labors of love. We have issues, but things change. People and attitudes do too. Tolerance, gratitude, and compassion can be learned. While my digging unearthed chronic issues, it also uncovered a community. Few other businesses are made up of such passionate people. Dedication, love of craft, outcome orientations, and a higher calling are common characteristics of designers and builders.
Another constant is connection. While many of us do this work because we love the doing, even brash project managers and lone wolf designers do it for another reason: connection. We're motivated by acceptance and recognition. Even egalitarian or selfless acts, on the surface, seek the positive experience of belonging and self-esteem. In other words, we want to be liked and to feel good. The result? Another continuum: self versus group.
One revelation was unanticipated: the common desire for change. Despite our lingering differences, each interviewee shared a desire to transform the industry. This commonality energized the dialogue. My hope, in sharing this change collective, is that it restores faith and catalyzes action.
I hope I've persuaded you to join me. Now it's your turn. In his foreword, Randy Deutsch describes this book as “like eavesdropping on a stimulating conversation among industry stalwarts at a dinner party.” But the party's over. Time to get to work. Let's do what we love: design and build, only better. While it didn't start that way, the book's purpose became to give voice to voices. I started with one – mine. What resulted is a chorus.
What is your story? What can you add to the conversation? What will you do next? Let's bring hubris back to designing and building. Let's come together and manage design. Maybe more expert encouragement will get us going:
“Only those who will risk going too far can possibly find out how far it is possible to go.”
– T.S. Eliot
“What you have to do and the way you have to do it is incredibly simple. Whether you are willing to do it is another matter.”
– Peter Drucker
“A man would do nothing, if he waited until he could do it so well that no one would find fault with what he has done.”
– Cardinal Newman
“I can accept failure. Everybody fails at something. But I can't accept not trying. Fear is an illusion.”
– Michael Jordan
What are the answers to the book's questions: Can design be managed? Are you managing design? Can we create a better future? My answer to all is yes. For most of us, it involves changing behavior, processes, and our minds. Some will use structured tactics like the Project Design Controls framework. Structure and limits are helpful. Others will use empathy. Migrating to the center can help us understand others and cope. Both seem like good starts compared to uncompromising, extremist positions, and outmoded, inefficient processes, with no controls in place.
Can we change the design and construction continuum? I think so. Engaging the here and now could be the answer, but not by keeping busy and doing things the way we always have. It takes will and intention. Throughout this book I've challenged you to change and given you a framework to apply. You might ask: “What are you – the author – doing about all this?”
“I like to live the life that I sing about – in my song.”
– B.B. King
Yes, I'm preaching it, writing it, singing it, and living it. I will be for a while.
Are you with me?
Yes, managing design is an oxymoron, but can be done by those who want to. And that's what makes this business fun. I hope you use these ideas to make it so for those you work with, and that we can continue the conversation.
Good luck.