Standard Construction vs Design Build: Which is Right for You?

When planning a commercial construction project, one of the most important decisions you’ll face is choosing the right approach to bring your vision to life. 

Standard Construction and Design Build are two main approaches that differ slightly in how the design and construction phases are organized and managed. Understanding the differences between these options is crucial when planning a commercial construction project and can help you make an informed decision about which approach will best suit your project needs, timeline, and budget.

In this guide, we’ll take a deep dive into these two common construction methods. We’ll explain each step in the process, so you can determine which one is right for your project. 

What is Standard Construction?

The Standard Construction Contract method, sometimes called Design-Bid-Build, is the traditional way of managing construction projects. In this approach, the design and construction processes are treated as separate phases. 

Phases of the Standard Construction Method

• Design Phase: In the Standard Construction method, the project begins with hiring an architect or designer to create detailed construction drawings. These drawings cover every aspect of the project, including the layout, materials, and systems like plumbing, electrical, and HVAC. It’s crucial that these plans are complete before moving forward because the construction phase will rely entirely on them.

• Bidding and Contracting: Once the team finalizes the design, the next step is to solicit bids from contractors. Multiple contractors will review the plans and submit proposals, including cost estimates and timelines. As the project owner, you’ll evaluate these bids based on factors such as price, experience, and reputation before selecting a contractor

Read more about how to choose the right commercial contractor for you! 

• Permitting: After selecting a contractor and signing a contract, your contractor will begin the permitting process. Permits ensure that the project complies with local building codes and regulations. Depending on the complexity of the project, this step may involve multiple types of permits, including zoning, environmental, and safety approvals.

• Construction: Once permits are in place, construction can begin. The contractor follows the plans and manages labor, materials, and the overall timeline of the project. Inspectors may require an inspection during this phase to ensure the work meets safety standards and complies with the approved design.

• Certificate of Occupancy: Upon completing the project, a final inspection takes place to verify that the building is safe and compliant with all codes. Once the approval is granted, officials issue a Certificate of Occupancy, which allows the building to be officially used for its intended purpose.

Advantages of Standard Construction

• Separate Roles: This method clearly separates the roles of the designer and the contractor. The architect or designer is responsible for the design, while the contractor is responsible for execution.

• Competitive Bidding: By soliciting bids from multiple contractors, owners can often secure more competitive pricing.

• Established Process: Many clients and contractors are familiar with the steps involved in this well-known, traditional approach, which can help make the process smoother.

However, this method has some drawbacks, such as potential delays if construction issues arise that the design phase didn’t anticipate. Changes during construction (also called change orders) can result in added costs or project delays.

Read more about understanding the costs of commercial construction. 

What is Design-Build?

Design-Build is a more integrated approach to construction. In this method, a single entity, often called the design-build firm, handles both the design and construction.

The goal is to streamline communication and project management by having one team handle both the design and construction phases from start to finish.

Phases of the Design-Build Process

• Initial Design and Planning: In a Design-Build approach, the project starts with a meeting between the owner and the design-build team to discuss the project’s goals, budget, and timeline. From this initial conversation, the design-build team begins to create a conceptual plan. This plan includes early-stage floor plans and mechanical, electrical, and plumbing (MEP) system layouts.

• Design Development: Once the team approves the initial plans, they move forward with developing detailed construction drawings. Unlike the Standard Construction approach, the design and construction teams work closely together from the start. This allows for adjustments that ensure the project stays on budget and on schedule.

• Permitting: As with any construction project, permits are necessary before work can begin. The design-build firm handles this process, ensuring that all plans comply with local regulations.

• Construction: One of the major benefits of the Design-Build method is that teams can often begin construction before completing the final design. This overlap can save time, as long-lead items (like ordering materials) can be handled while final plans are being drawn. The same team manages both phases, which helps avoid miscommunication and delays.

• Certificate of Occupancy: Once construction is complete, inspectors evaluate the building to ensure it meets all safety and code requirements. When the building passes inspection, officials issue a Certificate of Occupancy, allowing the owner to begin using the space.

Advantages of Design-Build

• Streamlined Process: Because the same team handles both design and construction, communication becomes simpler. They can address changes quickly without involving multiple parties.

• Faster Completion: The ability to overlap design and construction phases can shorten the overall project timeline.

• Cost Savings: Better communication between the design and construction teams reduces the risk of costly change orders. The design-build team can also offer value engineering—suggesting more cost-effective ways to achieve the same design goals.

A Hybrid Approach: Conceptual Phase to Design-Build

For projects where the owner has a general idea but needs help developing detailed plans, a Conceptual Phase to Design-Build approach can be the right choice. 

This method begins with a Conceptual Phase, where the design-build firm helps develop a rough floor plan and system layout, which then informs the final Design-Build Contract.

Phases of the Conceptual Phase to Design-Build Process

• Conceptual Design: This phase focuses on creating a high-level vision for the project. The owner and design-build firm collaborate to outline the general layout of the building, along with important systems like HVAC, electrical, and plumbing. The conceptual plan provides the framework for more detailed designs later on.

• Design & Build Contract: Once the team agrees on the conceptual design, they draft a Design-Build Contract. This contract outlines the scope, budget, and timeline for the project. It also serves as a comprehensive agreement that allows the design-build firm to move forward with finalizing the design and beginning construction.

• Design Development and Construction: After signing the contract, the team begins the detailed design process, followed by construction. Like the standard Design-Build approach, this method allows for construction to start earlier because of the close collaboration between the design and construction teams.

Advantages of the Conceptual Phase to Design-Build Process

• Flexibility in Early Design: This approach provides more flexibility during the conceptual phase, allowing you to adjust floor plans and system layouts before committing to final designs. It ensures the design meets your needs and expectations before moving into construction.

• Cost and Risk Control: By addressing potential challenges and expensive design elements early, the hybrid approach helps control costs and reduce the risk of change orders during construction. This early problem-solving can prevent delays and unexpected costs down the line.

• Smooth Transition to Construction: The integrated team approach ensures a smoother transition from design to construction. The same team handles both phases, improving communication and reducing the risk of delays or misunderstandings when the project shifts from planning to building.

Choosing the Right Approach

When deciding between Standard Construction and Design-Build, there are several factors to consider:

• Project Complexity: Projects that require a high level of specialization may benefit from the Standard Construction method, where separate teams handle the design and construction phases. On the other hand, if your project is more straightforward and you want to streamline the process, a Design-Build approach can save time and reduce risks.

• Budget and Timeline: If you have a tight deadline, the Design-Build method may be a better option, because it allows for faster project completion. However, if cost control and competitive bidding are your priorities, the Standard Construction approach may offer more flexibility in choosing the best price.

• Level of Involvement: The Standard Construction approach typically requires more hands-on involvement from the owner during the design and bidding phases, whereas Design-Build offers a more streamlined process with fewer points of contact.

Both Standard Construction and Design-Build have their advantages, and the best choice depends on the specifics of your project. 

Standard Construction offers a more traditional and competitive bidding process, which may be appealing if you have a fully developed design and want to get the best price. Design-Build, on the other hand, integrates the design and construction phases, which can result in faster timelines, cost savings, and fewer changes along the way.

If you’re just starting your project and need help developing your ideas, the Conceptual Phase to Design-Build method might provide the flexibility you need to shape your vision and move seamlessly into construction.

Before making a decision, it’s important to weigh the pros and cons of each method in relation to your project’s goals, budget, and timeline. Each method offers unique benefits, and understanding how they work will help you choose the approach that’s best for your specific needs.

Moving Forward with the Right Support

If you’re unsure which approach is right for your commercial project or are ready to get started, contact InterVision Building Group.

We have the experience to manage projects of all sizes and will guide you through the entire process- from conceptual planning to construction – to ensure your project is completed on time and within budget.

Reach out to our team for more information!