When planning a home remodel, choosing the right process can have a significant impact on the project's success. Two of the most common methods are Design-Bid-Build (DBB) and Design-Build (DB). Each approach has its advantages, challenges and ideal use cases for Seattle homeowners, so understanding their differences is key to making an informed decision for your project.

In this comprehensive guide, we’re breaking down every facet of the Design Bid Build vs. Design Build debate. We hope this article helps you confidently choose the method that aligns best with your renovation goals!

Design Bid Build vs. Design Build: Which Remodeling Approach Is Right for You?

Understanding Design-Bid-Build (DBB)

What Is Design-Bid-Build?

Design-Bid-Build (DBB) is a traditional construction method where the project is split into three distinct phases:

• Design Phase: The homeowner hires an architect or designer to create detailed blueprints and specifications
• Bidding Phase: Contractors bid on the project based on the completed designs, and the homeowner selects the best offer.
• Build Phase: The chosen contractor executes the project as per the pre-designed plans.

The Pros and Cons of the Design-Bid-Build Approach

Pros:

• Competitive Pricing: Since multiple contractors bid on the project, homeowners may get a lower price
• Architect-Led Design: Homeowners work closely with an architect to develop a detailed and customized design plan
• Clear Scope: The design is finalized before construction begins, reducing ambiguity

Cons:

• Longer Timeline: The separate design, bidding and build phases can result in a lengthier remodel process
• Potential for Increased Miscommunication: If there are discrepancies between the architect’s plans and the contractor’s execution, costly delays and modifications may occur
• Potential Cost Overruns: Unexpected remodel costs can stack up, especially with delays, so the lowest bid may not always reflect actual project costs

Understanding Design-Build (DB)

What Is Design-Build?

Design-Build (DB) is a streamlined approach where a single entity handles both design and construction from start to finish. Instead of hiring an independent architect and contractor, homeowners work with a design-build firm that manages the entire project.

Pros and Cons of the Design-Build Approach

Pros:

• Faster Project Completion: Since the design and construction phases overlap, the timeline is significantly reduced meaning that you get to enjoy your new space sooner!
• Better Communication & Collaboration: With one team managing the entire project, there is better coordination and fewer miscommunications during all phases of the remodel
• More Accurate Budgeting: Costs are established earlier in the process, reducing the risk of budget overruns
• One Point of Contact: Homeowners work with a single team, simplifying decision-making and reducing stress levels

Cons:

• Less Competitive Bidding: Since there is no bidding phase, homeowners do not need to compare multiple contractors’ prices
• Potential for Less Design Independence: Some homeowners may feel they have less creative control than when working directly with an architect

See also: What is Design-Build? A Guide to the Fastest and Most Efficient Construction Method

The Key Differences Between Design-Bid-Build and Design-Build

Contracts

One of the most significant differences between Design-Bid-Build (DBB) and Design-Build (DB) is how contracts are managed. In a Design-Bid-Build project, homeowners or project managers must handle two separate contracts: one for the design phase with an architect or designer and another for the construction phase with a general contractor. This means the homeowner is responsible for coordinating between the two entities which can increase stress levels and the amount of work the homeowners has to do during the remodel. On the other hand, Design-Build consolidates both phases into a single contract, where one firm is responsible for both design and construction, simplifying project management.

Timelines

Project timelines also vary significantly between the two approaches. Design-Bid-Build tends to take longer because the design phase must be fully completed before the bidding process and construction can begin. This workflow can lead to delays if any modifications are needed after contractor selection. In contrast, Design-Build allows for overlapping phases, meaning that construction can begin while some aspects of the design are still being finalized. This results in a faster, more efficient timeline, which is ideal for homeowners who want to complete their remodel sooner.

Budgets

Budget management is another key differentiator between the two methods. With Design-Bid-Build, costs can fluctuate since the contractor is selected after the design is finalized and unexpected expenses can arise if the design doesn't match the budget constraints. This makes it harder to predict final costs and often leads to change orders and budget overages.

On the other hand, Design-Build provides better budget control because cost considerations are discussed early in the process. The design team and construction team work together to ensure the project stays within the homeowner’s financial parameters, reducing the likelihood of unexpected costs.

Communication and collaboration also differ significantly between these two methods. Design-Bid-Build requires the homeowner to act as a middleman between the architect and contractor, which can lead to miscommunication and disputes if issues arise during construction. Since the contractor is not involved in the design phase, they may face unforeseen challenges when executing the plans. In Design-Build, there is one cohesive team from start to finish, which helps to foster better communication, seamless collaboration amongst everyone involved and quicker problem-solving if issues arise.

Ultimately, the best approach really depends on the project type and the homeowner’s priorities. Design-Bid-Build is often preferred for large commercial projects or homeowners who want complete control over the design process and are willing and able to manage multiple contracts and vendors. In contrast, Design-Build is ideal for homeowners looking for efficiency, budget management and a more streamlined (and less stressful!) process, making it a popular choice for residential remodeling projects.

See also: The Cost-Effectiveness of Design Build Construction Explained

When to Choose Design-Bid-Build

The Design-Bid-Build approach might be the right choice if:

• You prefer to have design control and want to work directly with an independent architect
• You are ok with managing multiple contracts and vendors throughout the entire process
• You are comfortable with potential cost variations and unexpected expenses

When to Choose Design-Build

The Design-Build approach is ideal if:

• You want a streamlined process with one firm handling every facet of the project
• You have a strict budget and need cost certainty upfront
• You value efficient project timelines and want your remodel completed faster
• You prefer a collaborative approach, where designers and builders work together from the start to bring your vision to life

For homeowners looking for a stress-free experience, the Design-Build model, like what we offer here at CRD, offers an all-in-one solution that simplifies decision-making and ensures a seamless remodel. Contact us today for a complimentary estimate.