Every remodeling project requires both design and construction services. With traditional project delivery methods, these services are provided by separate entities. In contrast, the design-build method integrates all of the work into one contract. The same firm handles the whole project from day one.
I've spent decades in the construction industry, and ultimately, I decided to found my own design-build firm because I've experienced how design-build delivers the best results and the best value for homeowners. The design-build method is especially well-suited to custom remodeling projects (my firm's specialty).
In this post, I'll explain exactly what the design-build approach is and what it entails. I'll also give an overview of its benefits and provide some tips on finding a standout design-build firm.
The design-build method is an approach to home remodeling in which a single entity manages both the design and construction phases of a project. Under this approach, the entire project team works together from concept to completion, creating a smoother transition between different stages of the project. With the design-build method, homeowners have one single contract for the whole remodel instead of separate contracts with a designer and a general contractor.
As you can see in the name alone, the traditional design-bid-build method involves an extra step compared to design-build. With design-bid-build, you need separate contracts for the design process and for the construction phase of the remodel. The steps involved in this project delivery method include:
Getting bids from interior designers and/or architects for the design phase
Hiring one of those professionals who then creates the drawings and conceptual design
Shopping the design plan around to different general contractors who offer bids with an estimated budget for doing the work
Signing a construction contract based on the contractor's terms (usually a time-and-materials contract)
Finishing construction and receiving the final bill based on the actual amount of labor and materials required for the project
In short, the design-bid-build process includes two rounds of bidding and distinct contracts for a designer and contractor who work independently.
The advantages of the design-build method stem from the fact that one firm can seamlessly manage each step of the project. Before I delve into the benefits, let's consider an analogy.
You're planning a big dinner party and want a show-stopping meal. You plan to hire a professional chef to do the cooking. You have two options:
You could hire a totally independent person to come up with recipes and an ingredient list and then turn it over to the chef to prepare the meal.
You could work with the chef from the get-go to design the menu and identify the optimal ingredients to include.
For me, it's a no-brainer. If I'm hiring a high-end chef to cook the meal, I want them involved in developing the menu and sourcing the best ingredients. That same logic leads me to be a huge proponent of design-build as an integrated project delivery method for home remodeling.
In practice, the design-build process provides multiple benefits for homeowners:
Better all-around communication: With design-build, the entire team can communicate and collaborate from the first day of design work. The designers and craftspeople can draw on each others' expertise to get the best outcomes. And for homeowners, there's a single point of contact, making it far easier to maintain clear lines of communication at all stages.
Smoother project management: With the design-build method, you can quickly transition from design to construction, especially since the remodeler knows what their upcoming schedule looks like. There's no pause for a second round of bids or delays while a general contractor reviews the design plan. Instead, design-build features one unified flow that makes the project more efficient.
Cost savings: Having a more efficient process tends to offer budget control for design-build projects, but there are other ways that this project delivery method provides cost savings. Because of the built-in collaboration, design errors and other potential problems are identified early and promptly addressed. With design-bid-build, a design flaw or contractor concern can lead to costly back and forth between the contractor and the designer. In addition, fixed-price contracts for design-build projects offer more predictability and better risk management for homeowners. General contractors frequently overshoot their estimated budget, but with design-build delivery, the remodeler—and not the homeowner—is responsible for cost overruns.
Earlier, I explained what the typical process looks like for the design-bid-build method. Now, I want to lay out what things look like for the design-build process.
For any potential project, you start with your vision and goals. These serve as the starting point for the whole remodel. On this basis, a remodeling firm can come to your home for a walkthrough and consultation. They can work with your ideas to generate an initial concept, defining the scope and key elements of the remodeling plan.
At that point, you'll get a bid for a fixed-price contract to complete the entire project. If you accept the contract, the detailed design phase will kick into gear with an iterative process that allows the design team to create a plan that covers things like layout and materials.
Once you've signed off on the design plan, you can move toward the construction phase. Certain steps have to be taken before construction can begin, such as permitting, site preparation, and any necessary demolition (all handled by the design-builder). After that, the design-build firm will manage all the on-site work, including bringing in any subcontractors for specific tasks like plumbing or electrical work.
After the construction is complete, you'll have another walkthrough and probably an inspection from the local building authority. A few finishing touches may be required, but after that, your remodel is complete, allowing you to fully enjoy your upgraded home.
As a general principle, the best way to find a top-notch design-build team is to get a referral from someone in your network who can vouch for the quality of a firm's work. Ask around for recommendations, and if you know someone who recently did a remodel, don't be afraid to ask who did the work and if they'd hire them again.
You can also look at online reviews and the portfolios of local design-builders. When talking to different remodelers, ask for references, which allows you to get more information about how they manage projects and whether they deliver on time and on budget.
Compelling Homes is a remodeling firm that has been serving the greater Des Moines region for more than 15 years. We specialize in custom remodeling, treating each building project as an opportunity to bring a homeowner's vision to life.
Our team thrives on collaboration and working\ together to give every project the "wow!" factor that homeowners are looking for. From second-story additions to basement upgrades to bathroom remodels, we tailor our work to our client's needs and aesthetic preferences.
You can see examples in our portfolio, and if you're planning a remodel, we invite you to contact us today to schedule a consultation.