Where does design-build projects fit your project?
Pick the closest match. Each one shows how we handle that kind of job, then you can go deeper or book a visit.
For homeowners: Design-Build Projects
Planned from the first drawing to handover, with one lead for the design, permits and trades.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For growing families: Design-Build Projects
Planned so the house works for the family during the build and after it.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For investors: Design-Build Projects
Planned around the zoning, the rental plan and the budget, with the scope agreed in writing.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For commercial owners: Design-Build Projects
Built to the commercial code, with the schedule set around the business.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
For developers and builders: Design-Build Projects
Scheduled and priced against the drawings, with one team across the site.
- Scope agreed in writing before any work starts
- One lead on site from start to handover
- Clear records at handover
Design-Build Projects
One team designs and builds the project. One contract, one lead, and no gap between the drawings and the build.
What it is
In a design-build project, the design and the construction are managed by the same team. That removes the handoff between the designer and the builder, where costs and questions usually get lost.
You get one contract, one lead and a schedule that is planned from the start.
How it works
- Brief and site visitWe learn what you need and walk the site.
- DesignDrawings and specifications are prepared with the build in mind.
- Approvals and pricingPermits are applied for and the scope is priced against the drawings.
- Build and handoverOne team builds to the plan, with a final walkthrough at the end.
What we look at
Custom homes
New homes designed and built from the ground up.
Additions and renovations
Larger projects where the design and build need to stay connected.
Decision 1: Where design-build is used
Design-build is used when one team designs and builds the project under one contract. It suits custom homes, additions and renovations where the design and the cost need to stay connected.
| Project | Typical scope | What matters most |
|---|---|---|
| Custom home | Design, permits, build | Cost held to the design |
| Addition | Design, structure, build | Tie-in and approvals |
| Renovation | Design, scope, build | Scope held from the start |
Our pick: Use design-build when the design and the build must stay connected. The handoff is where costs are lost.
Decision 2: Briefing and the site visit
The brief is written with the owner before the design starts. The site is visited so the design starts from the real conditions.
| Input | Purpose |
|---|---|
| Owner brief | The needs, the budget and the timeline |
| Site visit | The grade, the access and the conditions |
| Constraints | Zoning, services and neighbours |
Our pick: Write the brief before the first sketch. The design follows the brief, not the other way.
Decision 3: Concept and design
The concept is designed with the build in mind. Materials, structure and the sequence are decided early so the design can be built as drawn.
| Design step | Built in |
|---|---|
| Concept | Layout and massing |
| Structure | Engineering from the start |
| Materials | Chosen for the build and the budget |
Our pick: Design for the build from the start. A design that cannot be built as drawn costs time and money.
Decision 4: Permits and approvals
The permit is applied for on the design drawings. The approvals run in parallel with the pricing, so the schedule holds.
| Approval | Who |
|---|---|
| Zoning and variance | Municipality |
| Building permit | Municipality |
| Engineering | Engineer |
Our pick: Run the approvals in parallel with the pricing. Waiting for the permit stops the schedule.
Decision 5: Pricing against the drawings
The scope is priced against the drawings, so the cost is tied to what is designed. Changes are priced in writing before they are built.
| Item | How it is priced |
|---|---|
| Base scope | Priced to the drawings |
| Owner changes | Priced in writing before work |
| Allowances | Stated clearly with the reason |
Our pick: Price against the drawings and record every change. Unrecorded changes are the source of disputes.
Decision 6: Coordination and the single lead
One lead manages the design, the approvals and the trades. The owner has one point of contact from the first drawing to handover.
| Role | Responsibility |
|---|---|
| Design lead | Drawings, approvals, coordination |
| Site lead | Trades, schedule, quality |
| Owner | Decisions made in writing |
Our pick: Keep one lead for the whole project. Two points of contact slow every decision.
Decision 7: Quality and inspections
Quality is checked at each stage against the drawings and the code. Inspections are booked before work is covered.
| Stage | Check |
|---|---|
| Framing | Against the drawings and code |
| Rough-in | Inspected before cover |
| Finish | Checked against the design |
Our pick: Check quality at each stage, not only at the end.
Decision 8: Changes during the build
Changes are allowed, but they are priced and scheduled in writing before they are built. The effect on cost and time is shown first.
| Change | Shown before work |
|---|---|
| Design change | Drawing update and price |
| Material change | Price difference and lead time |
| Schedule change | Effect on the trades |
Our pick: Show the effect of a change before it is built. The owner decides with the full picture.
Decision 9: Handover and warranty
At handover the owner gets the drawings as built, the permits, the warranties and a maintenance plan. The record stays with the house.
| Document | Use |
|---|---|
| Drawings as built | The house as constructed |
| Permits and inspections | Proof of approval |
| Warranties and maintenance | Care and claims |
Our pick: Hand over the drawings as built. They are the house record for every future change.
Questions
Do I still need an architect?
It depends on the project. We tell you what is needed for permits and the design.
Can I change the design during the build?
Changes are possible. We price and schedule them in writing so you know the effect.
Is design-build cheaper?
It is often more predictable, because the design and the build are planned together. We will show you how the scope is priced.
Related: Custom Homes & New BuildsHome Additions & ExtensionsAll builds