In the old days, the construction process was handled in one way. An architect was hired to create a design for a given structure. Then, once the design was finished and rendered, you would send it out to a range of contractors, who would then submit bids. Typically, the lowest bid was accepted, and that contractor would build the structure. If all of the bids were too high, the structure would have to be redesigned to decrease costs.
In recent years, though, a competing approach has emerged. Instead of hiring a separate architect and contractor, owners have started hiring one company for both roles. This method, known popularly as design and build or design-build, can cut costs and speed up construction. It hasn’t replaced the traditional design-bid-build method. It has only given owners more options.
Keep reading to learn more about design and build vs. traditional construction methods and which one is right for your project.
The Difference Between Design-Build vs. Traditional Construction
The difference between the two methods lies in the contracting.
In the design-build method, there is only a single contract with the design-builder to manage. They are responsible for both designing and building the structure.
In the traditional method, there are two contracts to manage. The first is with the architect. The second is with the contractor who comes out on top of the bidding phase. The relationship between the two is mediated by you.
This distinction may seem simple, but it has many implications for the construction process. It affects:
- Overall costs
- Construction speed
- The quality of communication
- The amount of communication needed
- Your legal team’s workload
- The feasibility of design changes
- Who’s responsible for any errors or contract violations
The Benefits of the Traditional Construction Method
The traditional method has many upsides. Perhaps the most important is that it’s familiar. All parties involved in construction understand the traditional workflow and are equipped to deal with the other parties in traditional ways. This common understanding can smooth communication and construction processes for everyone.
Other benefits include:
- Price competition: Competitive bidding can lead to lower prices overall, as contractors seek to undercut each other and win the project.
- Separation of duties: The division of labor between the architect and contractor can lead to more efficient processes. Because each party is only focusing on its area of expertise, it may also be able to produce higher-quality work.
- A more controlled design phase: Since the design and construction phases are completely separate, you have more flexibility at the outset. You can plan and refine the design as needed before anything else happens.
The Benefits of the Design-Build Construction Method
The design and build construction method has many strengths distinct from the traditional method. The first and greatest benefit is that design-build has a faster time to market. Since design and construction are handled by a single partner, site work can begin before the design is finalized.
Communication between the design and construction teams is also simpler and faster. Design-build means changes can be made more quickly, problems are easier to resolve, and projects can be completed much faster.
Other benefits include:
- Collaborative design: The build team can provide direct insights into cost and constructability during the design phase. This collaboration ensures final designs are efficient and align with your budget.
- Streamlined communication: Because the design-builder handles everything, you as the owner only have a single point of contact. You know where to send all questions, updates and concerns. You also don’t have to worry about ferrying messages back and forth between design and construction teams.
- Improved cost certainty: Design-builders often provide a guaranteed maximum price (GMP) early in the process. This number protects you from unexpected cost increases. It allows you to proceed with confidence, knowing you won’t have to overextend your company’s resources.
- Single-source accountability: The design-build firm is responsible for the entirety of the construction process. This makes sorting out legal fault simple. If the final structure violates any part of your contract with the firm, the responsible party is unambiguous.
Clarifying the Roles of Design-Builder vs. General Contractor
A common point of confusion for many owners is the distinction between a design-builder and a general contractor. While many design-builders are general contractors, some are architects, engineers or a combination thereof. This is a key distinction between the traditional construction method and the design-build method.
General contractors are always involved in the traditional construction method. They get involved at the bidding phase and have relatively little impact on the design process.
In the design-build method, though, a general contractor may not be involved at all. The design-builder may subcontract with trusted architectural partners, but you won’t have to interact with that contractor. Your contract will only be with the design-builder, and they are still responsible for the project. So, the only way to interact with a general contractor in the design-build method is to hire a design-builder who is also a contractor.
How to Choose the Right Method for Your Project
Deciding between the traditional and design-build methods can be challenging. Each approach has its advantages, but the following can help you determine which of the two best meets your project’s needs:
Choose Traditional If…
- Your project’s design is too complex or unique for construction to start before the design is perfected and finalized.
- Your organization requires a formal competitive bidding process as part of its construction policies.
- You have an in-house legal team that can easily manage separate design and construction contracts and the conflicts that can come with them.
- A low initial bid is more important than the project’s speed to market.
Choose Design-Build If…
- Speed to market is a critical business driver.
- The structure needs to be operational as soon as possible.
- You prefer a single point of contact and single-source accountability for your construction projects.
- You want construction cost and feasibility to inform the design phase so you can keep the project under budget.
- The construction project would benefit from close and ongoing collaboration between the design and construction teams.
Partner With Alta Construction for Full-Service Construction Services
At Alta Construction, you aren’t just a client — you’re a partner. We use the latest technology to give you unprecedented insight and control throughout each phase of the construction process. That way, you can collaborate with us as we make your plans a reality. We are committed to transparency and communication in every phase because we believe our best work is done when we know our clients intimately. We care about you as much as we care about our employees and communities.
To learn more about full-service construction, fill out our contact form or give us a call at 951-279-2762.