When you start a remodel you might assume you will have an architect design and draw the project, find a contractor to give you a bid, and then start construction.
While this design-bid-build method is traditional, there is another way–the design-build method.
The traditional way
You get the design of your home remodel project all figured out, with the details down on paper. Then you ask several contractors to write up bids and pick the lowest number.
What could be wrong with this traditional approach to developing a remodel project? Here are the pluses and minuses:
- + architect works for you and looks after your best interests
- + architect helps with any disputes or desired design changes during construction
- + you can ask for competitive bids from several contractors
- - you might be tempted to accept bids from contractors of questionable quality
- - contractor might be depending on change orders to make up their low bid
- - architect doesn’t have cost-implications feedback from contractor during design
- - architect-provided cost estimates likely to be rough numbers
A newer approach
In recent years more homeowners have started hearing about design-build. While in some circles it may be all the buzz, it can have pitfalls as well as strengths depending on how it’s done.
Variations on a theme
There are several variations on the design-build approach:
- company with both architect and contractor
- contractor with designer on staff
- architect who also has contractor license
- architect and contractor with coordinated services
Let’s see how each of these business models stack up against the traditional way of doing things.
Company with both architect and contractor
- + coordinated effort under one roof
- + might discount cost to get both halves of project
- - architect might sometimes have contractor’s (partner’s) interests ahead of yours
- - hard to find
Contractor with designer on staff
- + one-stop shopping for communications and responsibility
- + design usually costs less…or seems to (might be buried in construction bid)
- + construction can cost less due to using standard design elements
- + early and more accurate cost estimates
- - nonprofessional designer is unknown quantity
- - designer has contractor’s (boss’) interests ahead of yours
- - no outside person to make sure construction sticks to design
Architect who also has contractor license
- + one-stop shopping for communications and responsibility
- + professional design services
- - no outside person to help with disputes
- - may not be very experienced at construction
- - hard to find
Architect and contractor with coordinated services
Strictly speaking, this approach is not design-build. Architectural services and construction are not all under one roof and you do have two contracts to sign. However, in many ways it gives you the best of all worlds:
- + contractor provides cost estimating during design
- + contractor’s input improves efficiency of design
- + you get to know contractor before construction starts
- + time saved from not bidding puts you in finished home sooner
- + involving contractor during drawings reduces change orders later
- + usually a negotiated bid: contractor’s cost plus fee, so there are no overinflated profits
- + architect is licensed professional
- + architect is your independent agent
- - there are two companies to deal with
Happier in the end
I prefer to bring a contractor into a project early so the architect, the contractor, and you can work on your project as a coordinated team.
True, this will require you to take the time to find a contractor you like and trust, who charges reasonable rates, sooner than you may have expected. But the benefits can be great, and you’re likely to be happier with your remodel experience in the end.
photo by Hans Splinter