“Design-Build” vs.
“Design-Bid-Build”
There are a few different ways to design and build a house, depending on your priorities. Here’s a quick guide to which structure might be better for you.
*This information has been checked for accuracy and non-bias by licensed professionals, subject matter experts, and previous survivors. Consult with a licensed professional about your specific situation.
What is:
“Design-Build”
You hire one team that handles both the architectural plans and the construction. One contract. One point of contact.
TIp
“Design Build” is different than “Standardized Plans” or “Pre-Approved plans”. A Design-Build firm is just a company that does both the architectural/design work and the construction.
Many Design-Build firms have catalogs of pre-existing designs that you can modify, or they’ll work with you to build a custom house.
What is:
“Design-Bid-Build”
You hire a designer (architect) first to make full plans, then you get bids from builders. Two steps, usually slower, but you can compare prices and shop around for designers and contractors you prefer.
What is a
Project
manager?
Plain English: Think of a Project Manager (PM) as your rebuild concierge. They are your point person in charge of all aspects of your rebuild.
Where they fit:
DB route: PM keeps the DB firm honest on scope, price, schedule, and communication.
DBB route: PM becomes your single point of contact, reducing the “two-contract” hassle.
For a full guide to what PMs do and how they charge, click here.
TIp
Many designers/architects offer construction oversight for a fee. Ask your architect or designer what level of service they offer in this regard.
First
What
matters
most?
Choose your top two:
Speed (I want to get home sooner)
Control (I want to pick each player and every detail)
Price checks (I want multiple builder bids on the same plan)
Less hassle (I want one accountable lead and fewer contracts to manage)
Quick steer:
Design-Build might be better suited if you want speed, controlled budget and less hassle, but don’t mind giving up some creative control.
Design-Bid-Build might be better if you want price checks and maximum control. If you have the budget for a project manager, you can achieve less hassle with this route, as well.
Pros & Cons
Design-Build (DB)
Pros
Less hassle: one contract, one accountable team
Potentially Faster path: design can overlap with construction, but this wholly depends on what you’re building and the team you’re working with
Budget control: one team pricing can reduce surprises
Clear contact: easier day-to-day communication
Fewer Subcontracts: some DB firms will also contract with surveyors, soils and civil engineers, landscape designers, etc., who can provide a fuller complete team for your rebuild under one contract.
Cons
Less creative control: the packaged process may limit deep customization unless you push for it
Limited price checking: fewer true competitive bids
Lock-in risk: harder to swap teams mid-stream
Less oversight of quality/compliance with design intent: If there isn’t a separate party (typically an architect or PM) observing construction, there is the potential for mistakes or lowering of quality standards that may mean you don’t get the final product you expected.
Design-Build with a project manager
Upside
Extra eyes on scope, timeline, and cost; protects your interests.
Trade-off
Added fee - budget for it.
Design-Bid-Build (DBB)
Pros
Maximum control: pick a designer and builder separately, and the ability to create your own contracts for both.
Price checks: side-by-side bids on the same drawings, which can drive competitiveness on pricing.
Design integrity: If you have an architect or PM on board, you have someone who will be your representative and advocate to deliver the project the way that you intended. They will bring their own knowledge and best practices to help inform the best way to solve challenges along the way, with your best interests in mind.
Design Innovation: If you are looking to do something unique or innovative, such as high-performance for energy (i.e. Passive house), use cutting-edge materials and/or technology,etc, it’s best to work with a well-qualified and licensed architect and engineering team who can provide their knowledge and expertise.
Cons
Potentially Slower: sequential steps (design → bid → build)
More coordination: multiple contracts; more moving parts
Finger-pointing risk: gaps between drawings and field realities can become change orders
Design-Bid-Build with a project manager
Upside
PM becomes your single point of contact; smoother bidding, fewer gotchas, fewer change-order surprises.
Trade-off
Added fee—but often worth it for time savings and fewer headaches.
what it’s like day-to-day
Design-Build
One team = fewer hand-offs. You’d be dealing with one point of contact for all things related to your house.
Design and construction can overlap, so it can move faster.
Pricing is worked out with that same team.
Design-Bid-Build
Designer (architect) and builder are separate, so separate communication with each.
You finish the design first, then send it to builders to bid.
Takes longer, but you’ll see side-by-side prices on the same drawings.
Quick chooser:
“I want one team to carry the ball.” —> Design-Build or Design-Bid-Build with Project Manager
“I want a custom house, or multiple bids on finished plans.” —> Design-Bid-Build
“I need to move fast and want simplicity.” —> Design-Build
“I want to hand-pick each player.” —> Design-Bid-Build
What to ask
-
Ask your licensed contractor:
“You handle design and build, correct? Will I have a single point of contact?”
“Is it an all-in price? What does the pricing exclude?”
“What is the timeline?”
“Have you built from the ground up before?”
“Show me two recent builds with references.”
“Do you have a licensed architect on staff to help with design, or what are the qualifications of your design staff?”
How much flexibility and decision making will I have with finishes, fixtures, and equipment
-
Ask your design professional:
“What’s the path from first meeting to permit-ready plans?”
How do you design to a budget? When do we price-check with builders?”
“Will you help us run the bid process and compare bids apples-to-apples?”
“Please provide 3 references for a completed project of a similar size, type, and budget.”
-
Ask Potential Hires:
“How do you keep budgets/schedules in check and report changes?”
“What’s your fee structure and what’s included?”
“Show me your tools (schedule, budget, meeting notes) from a similar project.”
“How do you resolve conflicts between team members to avoid the risk of schedule or budget impacts?”
“How do you creatively problem-solve when unforeseen challenges arise during construction?”
to keep an eye on
Some common
gotchas
(and fixes)
“Price drift” (When the total creeps up):
Ask for a written list of what’s included/excluded and a running total updated after every decision. Ask to get early input on your budget and scope as you develop your design, regardless of delivery model - most contractors will provide conceptual cost input free of charge.
Slow permitting:
Confirm who submits, who talks to the city/county, and what’s needed from you. Ask what your team’s turnaround times are for resubmitting permit sets to the City/County during the back check process–this is often where delays occur.
Finger-pointing:
Work with licensed and reputable professionals who are experienced in delivering the type of project you are undertaking. Make sure the designer will answer builder questions during construction, in writing, and that the General Contractor will work with the architect/designer to come up with solutions to challenges that have the least impact on cost. Make sure that you talk about contingencies with your team to address changes or updates to cost and schedule that may arise during construction.
Fact checked by:
-
Jessica Orlando
Vice President, AIA, Pasadena & Foothill Chapter, Licensed CA Architect
-
Chris Driscoll
Licensed CA Architect, NardiHaus, Altadena Collective
-
Jeff Okrepkie
Council Member - City of Santa Rosa, Founder of Coffey Strong