Lean construction aims to embody the benefits of the Master Builder concept, as does Advanced Job Order Contracting, Integrated Project Delivery, and Alliance Partnering.
The Master Builder concept is an ancient approach to construction, where a single individual or entity is responsible for both the design and the construction of a project. This role encompasses all aspects of planning, architecture, engineering, and building, integrating both creative and technical responsibilities. Historically, the master builder was seen as a highly skilled craftsman and a leader who had deep expertise in all areas of construction, overseeing projects from inception to completion.
Key Characteristics:
- Unified Responsibility: The master builder held ultimate responsibility for the project, ensuring it met design intent, functioned properly, and was built to high-quality standards.
- Integration of Design and Construction: Unlike modern construction, where design (architecture) and construction are often separate entities, the master builder concept integrates both, allowing for seamless communication between design intent and execution.
- Holistic Vision: Master builders had a comprehensive understanding of the entire construction process, from material selection to structural integrity, which allowed them to create cohesive, well-executed projects.
- Historical Examples: Many iconic structures from ancient times including medieval cathedrals, Roman aqueducts, were built under the master builder model.
Modern Context
In modern construction, the master builder concept has evolved into initial concepts such as design-build, where a single entity manages both design and construction. While specialization and complexity have grown over time, the core idea of integrating design and construction to ensure quality, efficiency, and cohesion remains valued.
Today the Master Builder concept has evolved into frameworks like Integrated Project Delivery (IPD), where a single entity or team is responsible for both the design and construction of a project, and Advanced Job Order Contracting (example OpenJOC(TM) Open Job Order Contacting. Although today’s construction processes are more specialized and fragmented than in ancient times, the underlying goal of integrating planning, design, procurement and project delivery/construction remains, aimed at improving efficiency, reducing conflicts, and enhancing project outcomes.
Key Modern Concepts Based on the Master Builder Idea:
- Design-Build (Partial Lean solution):
- Single Entity Responsibility: In the design-build model, one company or a team is contracted to handle both the design and construction aspects of a project. This contrasts with the traditional design-bid-build approach, where design and construction are handled by separate entities.
- Advantages: This integration helps to streamline communication, reduce delays, manage costs more effectively, and minimize disputes between designers and builders.
- Collaboration and Efficiency: The design-build process fosters collaboration from the start, as the design team works directly with the construction team to ensure the design is feasible, constructible, and cost-efficient.
- Integrated Project Delivery (IPD):
- Shared Risk and Reward: IPD is a highly collaborative approach that brings together the owner, designers, contractors, and often key subcontractors under one contract. All parties share the risks and rewards, fostering greater collaboration and innovation.
- Technology Integration: The use of advanced technology, such as Building Information Modeling (BIM), enables better coordination between design and construction teams, echoing the holistic control the master builder once had over a project.
- Focus on Outcomes: IPD aims to optimize project results, increase value to the owner, reduce waste, and maximize efficiency, aligning with the master builder’s role in ensuring the best possible outcomes.
- Lean Construction Principles: Modern construction methods, especially those involving Lean principles, emphasize waste reduction, collaboration, and continuous improvement, which are aligned with the holistic vision of the master builder.
- Advanced Job Order Contracting (JOC):
- Integrated Planning, Procurement, and Project Delivery: While JOC has been traditional used primarily as a method to speed procurement, when deployed more holistically, as a Broader Integrative Tool it can serve as a comprehensive tool that integrates planning, procurement, and project delivery, leveraging granular cost data to enhance overall cost management and project outcomes. JOC can synchronize internal planning (like project scheduling and resource allocation) with external factors such as contractor selection and supply chain management. This creates a cohesive framework for managing projects, ensuring that all steps align with the broader organizational goals.
- Single Source of Responsibility: In a JOC, like in the Master Builder concept, there is a single point of responsibility for executing the construction projects. The contractor is on-call for various jobs under a pre-negotiated contract, making them the go-to for all construction-related tasks within the scope. The JOC contractor is responsible for managing and delivering construction outcomes, similar to how a Master Builder would oversee and manage the entire building process.
- Efficiency and Streamlined Processes: JOC is designed to allow for quick mobilization and execution of smaller, repetitive construction tasks without the delays of traditional bidding. This reflects the Master Builder’s ability to directly execute or oversee work without the inefficiencies caused by fragmented responsibilities. The pre-established pricing models and workflows in JOC resemble how a Master Builder might rely on standardized processes to maintain efficiency and quality over a series of projects. The costs data used however must me current, objective, granular, and directly based upon locally researched labor, material and equipment costs and not based upon national averages and/or cost factoring.
- Ongoing Relationship and Collaboration: In JOC, the contractor maintains an ongoing relationship with the client (often public instituion) over time, addressing multiple projects under a single contract. This ongoing collaboration is akin to the long-term relationship a Master Builder might have had with a patron or community, handling multiple construction tasks as needed. The contractor becomes familiar with the owner’s needs and preferences, which can improve project outcomes—similar to how a Master Builder’s understanding of the client and their vision would contribute to success.
- Objective, Granular Cost Data: One of the significant advantages of JOC is its ability to leverage current, verifiable cost data. The use of unit price books (UPBs) or other cost databases provides a transparent, accurate picture of costs for various tasks. This aligns with the need for cost visibility and transparency you mentioned earlier, which is crucial for effective cost management, especially in a Lean construction context.
- Enhanced Cost Management: By using real-time, detailed cost information, JOC enables better cost prediction, tracking, and control. This can help avoid the common pitfalls of cost overruns or inaccuracies seen in more traditional models. The availability of such data also helps improve decision-making during the design and construction phases, similar to how the Master Builder’s deep knowledge ensured efficient project delivery.
- Project Delivery Improvement: By fostering a streamlined and collaborative environment, JOC can help integrate project delivery processes with cost data and procurement in a way that improves efficiency, reduces waste, and leads to better project outcomes. This approach creates a feedback loop where data from completed projects inform future planning, creating continuous improvement in the process.
- Efficiency and Control: Like the Master Builder, JOC allows for efficient execution, particularly for recurring or similar types of projects. The focus on efficiency and managing resources well, without the delays of traditional procurement methods, is a shared characteristic.
- Continuity and Expertise: The long-term relationship between the JOC contractor and the client is somewhat analogous to the ongoing role of a Master Builder, who would have been relied upon for various construction needs over time.
- Modern Applications of JOC Reflecting Master Builder Concepts:
In summary, JOC shares some aspects of the Master Builder concept, particularly in terms of efficiency, single-source responsibility, and continuity. It focuses on efficient, pre-planned construction tasks, often based on existing designs or minor modifications, and collaboration between owners and design-builders. When implemented fully, JOC can integrate planning, procurement, and project deliver professionals. JOC’s ability to integrate these elements makes it a powerful tool not only for procurement but also for project delivery and cost management, much like the holistic oversight of a Master Builder in modern terms.
Comparison with Historical Master Builder:
- Specialization: Modern projects often involve highly specialized roles (architects, engineers, contractors, etc.), unlike the generalist master builder of the past. However, these specializations are now more integrated under frameworks like design-build or IPD or advanced Job Order Contracting
- Collaborative Tools: The use of robust processes, actionable data, and advanced technology enables a level of precision and collaboration that the historical master builder could only achieve through deep personal expertise and oversight.
In essence, the modern construction industry’s shift toward more integrated, collaborative delivery models mirrors the holistic approach of the ancient master builder, but leverages modern technology and organizational frameworks to manage the complexity of today’s projects.