Design Build vs Design Bid Build: Choosing the Best Approach for Your Project

Choosing the best construction delivery method can be overwhelming for any project owner. Two of the most common approaches, design bid build and design build, offer unique processes, timelines, and benefits. Whether you’re drawn to the structured phases of design-bid-build or the streamlined collaboration of design build, understanding their differences is essential.

By the end of this post, you’ll know which method best aligns with your project’s goals, budget, and timeline.

What is Design-Build (DB)?

Design build is a more integrated approach, where a single entity manages both the design and construction phases under one contract. This streamlines communication, reduces delays and improves budget control by fostering collaboration from the start.

Advantages of Design Build

Design build streamlines the construction process by integrating design and construction under one contract.

• Faster Project Delivery: Overlapping phases reduce delays and accelerate timelines.
• Streamlined Communication: A single team ensures alignment, reducing miscommunication and revisions.
• Cost Savings: Early cost estimates help manage budgets more efficiently.
• Reduced Owner Burden: One point of contact simplifies project management, ideal for less experienced owners.

Disadvantages of Design Build

While efficient, design build may not suit every project.

• Less Owner Control: Owners have less influence over design decisions.
• Potential Conflicts of Interest: Cost-saving decisions may impact quality.
• Not Ideal for Complex Projects: Specialized projects may require separate design and construction teams.
• Limited Bidding: Fewer competitive pricing opportunities compared to design bid build.

What is Design-Bid-Build (DBB)?

Design bid build is the traditional construction method, where the project is divided into three distinct phases. The owner first hires a design team to complete detailed plans and then solicits competitive bids from contractors to execute the build.

Advantages of Design Bid Build

Design bid build offers a structured, transparent approach by separating the design, bidding, and construction phases.

• Thorough Planning: Design is completed before bidding and construction, minimizing errors.
• Cost Transparency: Competitive bidding ensures clear and documented project costs.
• Defined Roles: Architects focus on design, while contractors handle execution.
• Ideal for Public Projects: Often required for government-funded projects due to fairness in contractor selection.

Disadvantages of Design Bid Build

While design bid build ensures structure and cost control, it can present challenges.

• Potential Delays: Sequential phases can slow down project timelines.
• Cost Overruns: Design gaps may lead to expensive change orders during construction.
• Limited Collaboration: Separate teams can create communication issues.
• Higher Owner Involvement: Owners must coordinate between designers and contractors.

Design Build vs Design Bid Build: Comparing the Two Approaches

The method you choose for project delivery can significantly influence the overall success of your build. Two commonly debated approaches, design bid build and design build, differ in structure and how risks, timelines, and responsibilities are managed. Let’s take a closer look at how these methods stack up against one another.

Navigating Challenges and Risks

Every construction project has challenges and risks, and your choice between design bid build and design build plays a significant role in managing those risks. By addressing these challenges proactively, you can navigate the complexities of your chosen delivery method while minimizing risks.

Contract Management

Contracts are the backbone of any construction project. They define expectations, responsibilities, and accountability. However, the way contracts are structured varies significantly between DBB and DB, introducing unique challenges for each.

• Design Bid Build: With multiple contracts—one for the design phase and another for construction—owners must navigate a complex web of agreements. This increases the likelihood of disputes, as designers and contractors have no direct contractual relationship. If design errors occur, the owner is often responsible for mediating and resolving issues, which can delay progress.
• Design Build: A single contract simplifies management but shifts more trust to the design-builder. The owner may have limited recourse if the design-builder underperforms or prioritizes cost savings over quality. This approach demands a carefully negotiated agreement to ensure all parties align on project goals and quality expectations.

Team Communication

Effective communication can make or break a project. Misunderstandings between the owner, designers, and contractors often lead to costly delays and mistakes.

• Design Bid Build: Communication gaps are common in design bid build since designers and contractors operate independently. If a designer creates plans without consulting the construction team, practical issues might only be discovered later, leading to change orders and additional costs.
• Design Build: While design build fosters more collaboration, it relies heavily on the builder’s ability to communicate clearly and manage the team. A lack of transparency or poor coordination can result in missed deadlines or compromised quality.

Quality Control

Achieving high construction standards requires robust quality control measures. The delivery method you choose can significantly impact how quality is monitored and ensured.

• Design Bid Build: The separation between the design and construction phases allows for more detailed oversight during each stage. However, this siloed approach can sometimes backfire, as the designer may not account for construction challenges, leaving errors unaddressed until it’s too late.
• Design Build: The integrated nature of design build often accelerates timelines, but it can also mean less time for thorough quality checks. Since the design-builder is responsible for both design and execution, they might risk prioritizing speed or cost over meticulous attention to detail.

Design Build vs Design Bid Build: Let’s Find the Best Method for You

At Moltus Building Group, we offer both design build and design bid build services, tailoring our approach to meet the unique demands of your project. Whether you’re focused on budget control, speed, collaboration, or quality, our expertise ensures a seamless construction process from start to finish.

We are committed to efficiency and precision and will work closely with you to determine the best method for your specific goals. Let Moltus guide you in choosing the right approach and deliver a construction experience that exceeds expectations. Contact us today to discuss your project details and see if we can help get your build in motion.