Design Build
A complete guide to efficient home building

In a design build model, all stakeholders—from the architect to the builder and even trades and subcontractors—are part of a continuous loop, with the homeowner in the center. 

This is an ideal arrangement for direct communication throughout the building process. For example, if you give the designer a budget of $350K, but the contractor finds that the design is not feasible to construct within the budget, the contractor can ask the designer to make adjustments that simplify the plan. The designer can also ask the builder if more cost-effective materials or optimized construction techniques are possible. Both parties collaborate and can compromise to best match the homeowner's vision, criteria, schedule, and target range.

Two prime players: the homeowner and the design-build  team

• Relationship between designer and contractor
• The contractor collaborates with a designer during the design phase
• Homeowner relies on the designer/builder handle the details

Team oriented responsibility

• The design build team is responsible for project design and construction aspects.
• The design builder is responsible for discovering and correcting any "gaps" between the designer's plans and the builder's specifications needed for completing the project to meet the homeowner's standards (and budget range).
• Homeowners are typically responsible only for change orders made at their request

A popular variant of the design build method is called progressive design build. What is progressive design build? This involves the homeowner procuring a design build team during the earliest stages of the project development—instead of waiting until after the project design is 35 percent complete (or more). 

Another feature of progressive design build vs design build is budget certainty. Once the design is somewhere between 50 and 75 percent complete, the design builder offers much greater price certainity.

Also called design assist, the progressive design build method promotes the greatest collaboration between the homeowner and the entire construction team. By working together from the project's outset, risks can be identified and mitigated earlier in the design phase. This makes cost estimating more accurate and greatly speeds up project completion. 

Hawthorn Builders accomplishes this through a combination of expertise, communication, and realistic budgets from the start—thereby staying within 1% of budget estimates on projects. This ongoing communication allows not just budget accuracy, but budget reduction. According to industry studies, design-build projects can achieve cost savings ranging from 6% to 20% compared to traditional delivery methods. Hawthorn far exceeds the industry average. 

Three prime players: homeowner. designer, and contractor

• Two separate relationships: owner-to-designer and owner-to-contractor
• No team relationship between the designer and the contractor
• Limited opportunity for contractor collaboration during the design phase
• Potential for an adversarial relationship between designer and contractor

Three divisions of responsibility: 

• Homeowner may be responsible for any inconsistencies or gaps in the plans and specs given to the contractor (including paying for contractor-required change orders)
• Designer responsible for designing to standards of professionalism
• Contractor responsible for building the project as designed

When comparing design-bid-build vs. design build, the design bid build mode offers you more direct control over the design. However, this process typically takes longer to deliver since all design work must be completed before you solicit construction bids. Also, because this process skips having construction input into the design phase, problems may occur later in the effectiveness or constructability of the design.

Each construction design approach has its own advantages and challenges. The best delivery method for you will depend on your desire for control, involvement in the process, your schedule and budget flexibility, your appetite for liability risk, and your own experience in building design and construction. 

Comparing design build vs. design-bid-build timelines, the design build approach wins because it eliminates the bidding phase. Plus, building design and construction happen concurrently, resulting in faster project completion.

Merging building, design + construction into a collaborative team increases responsibility and eliminates the blame game and other conflicts that can result from separation of those functions.

Since the designer and contractor are cooperating throughout the entire process—with an established budget from the start—there is earlier shared knowledge of costs and quicker communication of issues. This results in fewer change orders, fewer claims, and less potential for costly litigation. The contractor’s costs and pricing may also be more transparent. 

Involving actual builders and tradesmen in the design phase ensures the most feasible design alternatives, prudent construction methods, and cost-effective use of materials. 

By having the team in place, a design build approach also allows homeowners to obtain warranties that the project will meet specific performance requirements.

A design-build  model shift  risk involved in a project away from the homeowner and onto the design builder. This means homeowners can feel comfortable that their team is owning all aspects of the construction process.

In a 2021 study by the DBIA, design build was rated highest across all project delivery methods, with 77% reporting very good and excellent experiences.

Where do you want to build your dream home or do you want to renovate an existing home? Even at this pre-design stage, a design-build team can help you find the best location for the property and acquire proper zoning, surveying, environmental assessments, and more.

While first conceptualizing your project, it's essential to gain a realistic picture of what you're capable of building—including the scope, your preliminary budget, and your schedule. A progressive design build approach makes this step easier by pulling the firm into the process early, so architects and contractors can offer guidance.

The design-build team works together to create a preliminary design that meets your needs and conforms to building codes and recommendations from engineers and contractors. 

Conceptual designs and realistic contract terms will be firmed up, the design build team will negotiate with subcontractors, and the design build team will set a budget target.

The design build team manages the construction process. This includes procurement of materials, daily management and scheduling of subcontractors, addressing any construction issues, and reporting back to the homeowner. The early collaboration between stakeholders in the design-build method means that the construction process typically proceeds smoothly and there are no budget surprises for the owner.

Post-construction review. In the post-construction phase, the design-build team reviews the project to ensure it meets your needs, performance specifications, and quality standards. During project closeout, the design builder also provides you with any required documentation—streamlining this paperwork.

Whom should you consult? That's primarily a matter of personal preference. Most of it boils down to the level of control you wish to have over the design before handing your project over to a design builder who can complete the process. Before engaging with a design builder, hiring an architect can add time (and another contract layer), but it also gives you additional input to customize your luxury home design. 

What's the difference between architects and building designers? Both professional building designers and architects specialize in designing and planning homes and other structures. However, only those with a Bachelor’s or Master’s degree in Architecture—and who have been accredited by a relevant regulatory authority—can call themselves architects. 

Nevertheless, many building designers also hold those same degrees and accreditations. In any case, certified professional building designers have passed tests proving they have the necessary skills. Some may also hold certifications from industry associations such as the National Council of Building Designers Certification.

Here's another distinction. Architects have expertise in designing a broad scope of large-scale, high-rise buildings. Meanwhile, the focus of most business designers is on single-family/double-story homes and light commercial buildings.

Many building designers have also acquired knowledge, skills, and years of hands-on experience working in the engineering or construction technology industries (often as builders). Having this prior experience and ongoing industry relationships may contribute to the collaborative nature of design build delivery. 

Professional building designers also keep themselves up to date with the latest regulations—as well as innovations in design and construction, including:

• Local zoning laws, environmental regulations
• Building codes and safety standards
• Cutting-edge trends in high-end home design
• Sustainable design build and eco-friendly building practices
• Interior design trends 
• Advanced visualization tools for 3D modeling and computer-aided design (CAD)

Professional building designers must also have excellent project management skills. This is necessary for coordinating with subcontractors and ensuring that all permitting, inspections, and other required steps are completed on time.