Remodeling Your Home: Design-Build vs. Design-Bid-Build Processes

One of the most important decisions you’ll face when embarking on a home remodeling project is choosing the proper project delivery method for you and your family. The Design Build and Design Bid Build processes are two of the most common approaches. Each approach involves pros and cons, and understanding the differences between these methods is essential for ensuring your project finishes on time, within budget, and to your satisfaction. Keep reading to learn more about these two approaches to home remodeling!

Design Bid Build (DBB) is the more traditional approach, often dubbed the “three-step” process.

Here’s how it works:

1. Design Phase: To begin the DBB process, the client hires an architect or designer to create detailed plans and specifications for the project. This phase is crucial as it lays the foundation for what you’re planning to build.
2. Bidding Phase: Once the design is complete, the next step is to receive bids on the project. Multiple contractors submit estimates based on detailed design documents, plans, and specifications. The client selects a contractor, usually based on cost, though other factors like experience and reputation can also play a role.
3. Build Phase: The selected contractor will begin their respective construction work as scoped in their winning estimate. Some clients may wish to hire a general contractor to manage the construction process and ensure all other trades and contractors meet the design specifications and budget.

• Longer Timeline: The process can be lengthy, specifically at the start, as the project must go through separate design, bid, and build phases throughout the timeline.
• Potential for Disputes: If design issues, misunderstandings, or ambiguities exist, they may cause tension and disputes between the designer/architect and contractors, leading to delays or increased costs through Change Orders.
• Limited Collaboration and Accountability: Each party operates independently, which can result in a lack of communication and coordination.

Design Build (DB) is a more integrated approach where the client hires a single entity—often a firm that provides design and construction services—to handle the entire project. 

BLB Design / Build adheres to these principles:

1. Single Point of Contact: The client works with one entity responsible for designing and constructing the project. This way, there is one contract and one point of accountability.
2. Collaborative Process: The design and construction teams work together from the outset, which fosters collaboration and allows for real-time adjustments to the design based on construction realities, client budgets, and material price changes.
3. Streamlined Project Delivery: When the design and construction phases overlap, the project timeline is often shorter. Clients may make decisions faster, and potential issues identified during the design may be addressed sooner and more efficiently.

• Less Price Competition: With no bidding phase, clients may miss out on the potential savings from comparing multiple estimates.
• Reduced Client Control: Some clients may feel they have less control over the design since they’re working with a single entity.

Ultimately, how you approach your home remodel project should be based on your project’s specific needs and your comfort level with each process. Both methods have strengths, and choosing the right one can make all the difference in achieving your dream home.

Think a Design-Build approach is right for your home remodel? Connect with us to see how we can help make your dream home a reality!