Long delays. Shoddy work. Escalating costs. Finger-pointing among designers, contractors, and subcontractors.
These are some of homeowners' biggest fears when planning a remodel. And unfortunately, they can and do happen.
However, taking the right approach to a remodeling project can avoid these nightmare scenarios.
But what is the "right" approach?
My answer, based on decades in this industry, is the design-build process. Design-build is a project delivery method with one firm running the show from start to finish, including both design and construction.
In this post, I'll give an overview of the design-build process and how it's different than other construction methods. I'll also cover five key ways that design-build delivery avoids the biggest potential headaches and nightmares in home remodeling.
With the design-build process, the same team provides all the design and construction services under one single contract.
As a project delivery system, the design-build method is a clear contrast with the traditional design-bid-build method, which involves two main contracts (one for the designer, another for the general contractor who oversees physical construction).
A design-build firm has an in-house design team that works with homeowners to create a tailored project plan. When the plan is ready, the firm's production team takes over to manage the construction work required to achieve the project's deliverables.
In contrast, the design-bid-build model separates these two stages. First, homeowners hire a designer. After they finish their work, homeowners have to shop their project plan around to different contractors who work independently of the original designer.
By its very nature, design-build is a more integrated and unified project delivery method. In practice, that plays out in five ways that proactively avoid problems.
Over my career, one thing I've seen over and over again is that an ounce of prevention is worth a pound of cure. Getting everyone on the same page early on makes the entire process smoother and avoids the biggest pitfalls in remodeling.
For a design-builder, a collaborative nature is baked into everything. Collaboration happens within a design-build firm, but perhaps even more importantly, it happens with the client (the true project owner).
During the design process, design-builders work closely with homeowners to assess the space, identify goals, and discuss options. This isn't a one-shot process. Instead, it's a constructive back-and-forth that contributes to a progressive design, building toward a finalized plan with more accurate drawings and instructions.
This approach makes the homeowner a more engaged participant. It also allows the designer to be creative while also drawing on feedback from the in-house construction team.
Applying the design-builder's local knowledge early in the process also helps set the rest of the project up for success. For example, in Des Moines, proper water management is crucial to prevent flooding, requiring appropriate site grading and drainage planning. The project also has to align with local zoning ordinances and land use regulations. Early collaboration across the board resolves these issues while also generating a design that matches a homeowner's vision.
Another major benefit of the design-build approach is seamless communication within the design-build team. Because everyone works together under the same roof, the lines of communication are wide open from day one. Constant access to industry experts is inherent in design-build firms, so it's straightforward to take advantage of their specialized skills and knowledge.
During the design phase, this means easier consultations with the people who will actually work on the construction site. When the design is done, construction begins more quickly because the project specs are already well-understood.
This is dramatically different from the traditional design-bid-build model with its separate contracts. During the design stage, the designer has no idea who will actually oversee the construction process. And when the contractor gets the design plan, they have no preexisting relationship with the designer.
I can't tell you how many times I've seen that dynamic lead to all sorts of problems. The lack of familiarity and communication leads to gaps in the project plan and then a whole cycle of delays, added costs, and people playing the blame game.
The design-build process nips that problem in the bud. Design-build minimizes disputes between designers, architects, and contractors by promoting teamwork from within.
The "bid" stage of design-bid-build often gums up the works for a home remodel, which is why the design-build method can significantly reduce a project's delivery time.
With design-bid-build, you have to hire a designer first and later hire a general contractor or construction company. Unfortunately, the second part of this is rarely quick and efficient for home remodeling and building projects.
Homeowners have to find a list of reputable contractors, meet with them for a walkthrough, get their initial estimates, compare their proposals for the budget and construction spending, and then pick the contractor that they actually want to work with. Even after all that, they may still have to wait months to get on a contractor's schedule (a rarely publicized fact in the construction industry).
Overall, this takes time and energy and slows the project's momentum. With design-build, there's no separate bidding stage once the design is done. Instead, the project can transition to construction more quickly.
An often-overlooked advantage of design-build is that it offers homeowners a fixed-price contract instead of a time-and-materials (or line item) contract.
Fixed-price contract: The homeowner sees one firm, "all-in" price for the design and construction project, including labor, materials, and other things like permitting.
Time-and-materials contract: The homeowner gets a proposal with individual line items for materials and labor. They see the cost per unit or per hour and the contractor's estimate of what they'll need. When the project is done, the contractor bills for the time and materials they actually needed, even if it significantly exceeds the estimated cost in the proposal.
Why does this difference matter?
First, the homeowner bears less risk in a design-build project due to the consolidated responsibilities held by the design-build contractor that are all included in the fixed-price contract. If there are cost overruns, the design-builder pays, not the homeowner.
Second, because they offer a fixed price, design-build firms often focus on value engineering to optimize project quality and costs. Additionally, increased collaboration leads to significant budget savings. Design-build firms also have an incentive to get all the details right from the very start because they have the most to lose from delays and overages.
Most home remodeling blogs will tell you that effective budgeting should account for materials, labor, permits, and a contingency fund for unexpected costs during construction. What they don't tell you is that you can often get the best ROI from a fixed-price contract.
Although the initial proposal from a design-build firm may seem higher, it avoids the risk of escalating unexpected costs, so the actual total price is usually less, resulting in meaningful cost savings.
When you work with a design-build project team, you'll almost always have a dedicated project manager who acts as a single point of contact. No matter what stage of the remodel, you know who to reach out to with questions.
Read more: 6 Questions To Ask Before Hiring a Home Remodeling Contractor
This can be especially important during the construction phase, which can include site preparation, foundation work, framing, upgrading mechanical systems, and installing finishes, followed by inspections. Those inspections are conducted at different stages to ensure compliance with local building codes.
With so many moving parts, it's easy for homeowners to lose track of the trajectory and timeline. Having a single point of contact allows you to stay up to date and understand both the details and the big picture.
Compelling Homes is a design-build contractor that has been helping homeowners meet their project goals for more than 15 years. We work in the greater Des Moines area, and we bring local experience and industry expertise to bear in all of our work.
We know that remodeling is a major investment. Remodeling a house in Des Moines, IA involves defining your budget and financing, selecting a remodeling firm, designing the custom floor plan, securing necessary permits, and actually executing the construction work. Each step requires skill, experience, and attention to detail, and that's what we offer.
We pride ourselves on our ability to take on the most complex and custom home remodels and to truly transform spaces so that homeowners and their guests have that "wow" moment every time they walk in.
If you're ready to see how we can help make your home remodel truly compelling, contact us today to schedule a consultation.