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Renew Blog

What’s design/build, and how is it different from design-bid-build?

by Glenn M. Travis, Principal, GMT Home Design

Design/Build Remodeling concept

The design/build approach to home construction aims for better communication, more collaboration, and a clear budgeting picture
 

Design/build and design-bid-build are two different project delivery methods commonly used in the construction industry. The latter approach was more traditionally used in home construction, but design/build has taken off in the past 30 years or so.

Anyone looking to build a new home, or do major renovation and remodeling on their current home, should know the fundamental differences between these approaches. We've done many projects working in each method (award-winning ones, actually!), so here's a first-hand primer.

The Design-Bid-Build approach to home projects

Design-bid-build is the more conventional project delivery method. It separates the design and construction phases into distinct contracts. 

The key word in understanding this method is "bid", because it's structured to let the homeowner look for the lowest bidder from a home design firm, and then again for the lowest bidder on construction.

The process usually follows these steps, just like the name design-bid-build suggests:

  • The client hires an architect or design team to develop the home's design based on their requirements and specifications. When the design is complete, the designer may basically be done. (Sometimes the designer's contract includes some involvement throughout the construction phase, which is smart.)

  • The completed design is then sent out for bidding, and contractors submit proposals to compete for the construction contract.

  • The client then selects a contractor who will be responsible for doing the construction work. You aren't forced to choose the lowest bidder, or course, but that's often the driving reason behind using this project method.

Sounds simple, right? Sometimes it is, but sometimes it isn't. There's often a fourth step: Change orders! 

  • Because of some unexpected development in the construction project — a site challenge, a cost overrun, materials that aren't available, a desired upgrade or change of heart — the homeowner may need to re-engage the designer to modify the design. This can cause delays, and additional design costs, both of which tend to cause heartburn and tense email exchanges. (Reducing this potential heartburn is why it's smart to contract for some designer involvement throughout the process.)

If you choose this method, make sure that your design firm delivers true buildable plans. In design-bid-build, you will quite possibly end up choosing a design firm and a construction firm that are not super familiar with each others' work. There is some risk that your contractor will need to make design decisions and/or compromises as the construction begins, if the designer hasn't fully vetted the construction site, for example, or provided accurate and complete material lists.

The Design/Build approach:

In design/build, the client typically enters into a single contract with the design/build entity, which assumes the responsibility of managing and executing the entire project from concept to completion. 

Design/build requires close, detailed communication between the designers and builders. The two teams will overlap throughout the work. Like the team itself, the steps in a design/build process are less clearly broken up into separate phases. The construction team can provide input earlier in the design process, if they spot site issues that the design needs to address, for example.

Before and after photos of a whole house remodel on Cape Cod, completed with our design/build partner Encore Construction

We are going to write a deeper dive on our own GMT design/build process, how we team with our construction partners, and how to use design/build to your best advantage as a homeowner. But to zero in on the difference between this method and the design-bid-build approach, instead of focusing on finding the lowest bidders, design/build focuses on:

  • Single point of responsibility: The client has a single, coordinated team that they know from the beginning of the project, which simplifies your communication.

  • Faster overall project delivery: The design and construction phases can overlap, allowing for a streamlined and accelerated timeline. There's no interruption for construction bidding. Late-phase changes are less likely in design/build, but if you do want to alter the design late in the game, you don't suffer lengthy delays.

  • Budgeting clarity: This is huge. When design/build is done right, the builder is seeing and providing input before the design is completed. The designer is creating not just schematics, but buildable plans with materials lists, and the builder can provide an earlier and more accurate sense of construction costs.

Okay, to recap: The main distinction between the design/build and design-bid-build approaches lies in how responsibilities are organized. Design/build combines design and construction under a coordinated team, while build/design separates them into distinct contracts with an emphasis on finding the low-cost providers. 

As mentioned, we are looking forward to digging into more details in future posts!

About the author: GMT Home Designs founder Glenn M. Travis has lived and worked in New England all his life, with 30+ years' experience in architectural design. Learn more about our design/build services.