The Design Build Option

So, what is the design build option, and why should you consider it? Some ideas take a long time to catch on. I remember trying to sell this concept to corporate clients in the '80s.

Today, corporations very seldem use design/builders. But over the last 25 years, it has gained some popularity in the residential market. There are now nearly 20,000 firms offering a design/build service.

Here are the pros and cons. Let's get the easy part done first.

Reasons why you wouldn't use a design build company

1. There are many more architects than there are design/builders. So it might be easier to find one that you want to work with.

2. Some municipalities require drawings to be sealed by licensed architects. So you might be forced to use one for this service, even if the drawings are made by someone else.

3. You can use an architect to check the quality of work performed by the contractor, and to insure that the proper materials are being used.

Reasons for using a design-build firm

1. You can get rough estimates and establish a realistic budget much earlier in the process. This should be discussed during the first meeting.

2. The design build process will cost less than the traditional architect-contractor model.

3. Although no 2 architects are the same, they are generally aesthetically focused and therefore tend to over-design a project. This usually costs more time and money than necessary.

For example, let's say an architect completes a good looking set of drawings, and then you get a projected cost for the work which is above your budget.

Now the architect has to redesign the space, billing for these additional hours. This redesign might take 2 or 3 weeks, and you've lost about 2 weeks getting the first set of estimates.

On average, architectural fees come to about 10% of project costs, while design build contractors will get between 4% to 6%. Architects don't have in-house estimators who can monitor the building costs of the design to keep it close to the homeowner's budget.

This minimizes the redesign time. And remember that design/builders wants to build the project. Therefore, they will keep the design costs low, provide realistic drawings, and try to keep you happy, because they are the only one you can look at if something goes wrong.

There's no excuse about a lack of information or lack of communication. There's no finger-pointing - which is common between contractor and architect. The only reason for change orders or upcharges is if you (the homeowners) change your mind about something.

It's the difference between having an in-house team and having several firms feeding information to each other sequentially.

Dealing with many firms is not as efficient as having an in-house interior designer to review layouts and help with product selection and finishes; an engineer to size the beams and structural components; and a builder to provide projected costs - all under the same roof. This eliminates redundant drawings and minimizes the chance for error.

In conclusion, the decision between architect-contractor vs. design builder comes down to your priorities and concerns. Is the checks and balances aspect of architect and contractor more important to you than the cost and time issues, or vice versa?

If you have a question, or just want to discuss an issue with me, contact me about design build by clicking here.

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