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Containment Talk
Basler & Hofmann AG
Bachweg 1
Postfach
CH-8133 Esslingen
T +41 44 387 15 22
www.baslerhofmann.com
Date
01.10.2024
Author
Felix Gmünder, Basler & Hofmann AG
Containment Talk articles discuss risk and safety issues in and around
microbiological and biomedical laboratories (BSL-2, 3 and 4).
Contract Models and Delivery Methods for
BSL-3 and BSL-4 Laboratories
1. Introduction
Contracting for planning, design, and construction of BSL-3 and BSL-4 facilities
requires a thoughtful approach if the outcome is to match the intentions of the
owner or the principal, and the users. From a project risk perspective, selecting the
appropriate contract model and delivery method is crucial. It should be noted that
none of the biosafety guidelines address contract models and delivery methods.
The choice of approach must be made before the project design phase begins.
This Containment Talk discusses the three contract models and delivery methods
suitable for the design and construction of BSL-3 and BSL-4 biocontainment
facilities, along with tips and advice on how to get the most out of them.
2. Contract Models
The three most frequently used and most suitable models for the planning, design
and construction of BSL-3 and BSL-4 facilities are in short:
_ Design, Bid and Build (DBB): This is the traditional delivery method. In this
model, planning and design on the one hand and the construction on the other
are carried out by two separate, and independent contractors, namely the design
consultant and the builder. It is the contract model used by most contracting
authorities worldwide (government and public institution owners) for high- and
maximum containment facilities.
_ Design-Build (DB): In this model, both the design and the construction are
carried out by a single contractor. It is also known as “turnkey” or as
“engineering, procurement, and construction” (EPC). DB is mainly used by the
private sector, where the project and the outcome can be very clearly defined in
advance.
_ Client-side construction manager (CM): The CM represents the interests of
the client and supervises and manages the project by acting as a link between
the client and the various parties involved in the planning, design and execution.
It is particularly well suited to small and mid-sized biocontainment projects.
Containment Talk
01.10.2024
Subject: Contract Models and Delivery Methods for BSL-3 and BSL-4 Laboratories 2/4
3. Design-Bid-Build (DBB) Model
In the first phase, the design is developed by a consultant in close cooperation with
the principal in three steps, concept design, schematic design, and detailed design
with specifications and cost estimate (bill of quantities, BOQ). The consultant relies
on inputs provided by the principal: user requirement specifications, risk
assessments, input for logistical planning (flow diagrams), use of PPE, compliance
requirements, etc.
The consultant then develops the public tender for the construction. The principal
or contracting authority (government, public institution) then carries out the
tendering process in accordance with national and international tendering rules.
The consultant supports the principal during the tendering phase: drawing up all
plans and documents, answering queries, interviews with the bidders, evaluating
offers, etc.
After the principal has awarded the contract to the best bidder (not necessarily the
cheapest!), the consultant monitors and controls the construction work, the time
schedule, commissioning and testing, including the handover, always in
consultation with the principal and reports to them on these matters.
Assessment, tips, and advice
_ With the DBB model, the principal always maintains good control over the overall
design and construction development, can proactively intervene, correct if
necessary and thus ensure that their design intent is achieved. The consultant
supports the principal in all technical, costing, design and construction aspects,
reports to the principal and is responsible for the execution of the project up to
handover. In terms of the degree of fulfilment and sustainability of BSL-3 and
BSL-4 facilities, it is the better approach than turnkey/EPC.
_ The principal must have adequate human resources (in terms of planning and
construction, as well as time) to participate in and monitor the project. DBB
generally takes longer for completion and is more expensive than turnkey.
4. Design-Build (DB, Turnkey, EPC)
The DB contracting model combines design and construction into a single contract
with a single contractor. The client must have absolute confidence in the contractor
to do a good job. A fixed or lump sum price is required in the tender for a DB
delivery. This means that the successful bidder must deliver the completed
structure at exactly this price. The contractor assumes all project risks in any case.
Inexperienced contractors may be confronted with unexpected cost increases
during design or construction. This can occasionally result in disagreements with
the client during the project or prior to handover.
While independent peer review is voluntary during DBB development of BSL-3 and
BSL-4 facilities, design peer review is highly recommended for DB projects.
Containment Talk
01.10.2024
Subject: Contract Models and Delivery Methods for BSL-3 and BSL-4 Laboratories 3/4
Assessment, tips, and advice
_ In theory, DB contracts streamline the entire process. They are faster and less
demanding on the principal’s resources. Everything comes out of a single hand.
If all goes well, it is also cheaper than DBB, but only if the DB contractor is
experienced and qualified.
_ Depending on the contract details, the principal has little or no control over
design and construction. Due to the complexity and inherent but ‘invisible’
problems in the design and construction of BSL-3 and BSL-4 facilities, the
(uninitiated) principal must contractually minimise, or better yet eliminate, the
potential project risks and be well versed in the preparation of DB contracts. The
principal must take time for the evaluation of bids and should not award the
lowest bidder with the contract. Failure to choose the right contractor and draft a
good contract can result in a non-functional (worst case), non-compliant or
impractical facility, or in additional costs and delays due to change orders. Not
surprisingly, experience with complex projects such as BSL-3 and BSL-4
facilities is mixed. There are numerous reports of non-functional or inadequate
facilities. The DB contract model is only recommended if the principal is fully
aware of the intricacies.
5. Client-Side Construction Manager (CM)
Unlike DBB or DB, which are ideal contract and delivery models for medium to
large BSL-3 projects, the CM model is best suited for small projects such as
addition and renovation work or, for example, the upgrade of existing BSL-2
laboratory space to small BSL-3. The CM is responsible in behalf of the client for
defining the scope, designing, managing budget and timeline, finding suitable
consultants, contractors and vendors, construction supervision, communication
with all stakeholders, reporting to the client, etc.
The CM must be particularly familiar and qualified as a registered architect or
engineer with valuable experience in the design, construction and operation of
BSL-3 laboratories. They often work with biosafety professionals, subconsultants
and contractors within their network.
Assessment, tips, and advice
_ If the right CM is contracted, this model combines the advantages of both DBB
and DB.
_ The primary challenge in comparison to DBB and DB is choosing the right CM.
The principal must take time for the evaluation of offers and should not
uncritically task the lowest bidder. The CM must confirm they have ample
capacity and will always give priority to the project in question.
_ Large pharma companies generally have their own internal engineering team,
which is well-suited to the role of CM.
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