Design only or design and build: which route suits your project?

There are different ways to procure a building project, and the right one depends on the project, the client and how much involvement you want. The two most common routes are a traditional, design-only appointment and design and build.

The traditional route: design only

You appoint an architect or designer to develop the design, obtain the approvals and prepare technical drawings and specifications. Those documents are then priced by one or more contractors, and you appoint the contractor separately.

This route suits clients who:

• already have a contractor they know and trust
• are required to run an open competitive tender
• want independent advice on the contractor’s work during construction
• want to separate the design and construction contracts

Design and build

With design and build, one team is responsible for both the design and the construction under a single contract. Cost and buildability are considered while the design is developed, and there is one point of contact from the first drawings to handover.

This route suits clients who:

• want a single point of responsibility
• need cost certainty before work starts on site
• are working to a fixed opening date, as many retailers and restaurants are
• prefer not to manage the relationship between designer and builder themselves

Questions to ask yourself

• How important is a fixed price before construction starts?
• Do you already have a contractor in mind?
• How much time can you give to managing the project?
• Does your organisation have procurement rules you must follow?

Do you have to decide at the start?

Not always. Many clients begin with design only, take the scheme through feasibility and planning, and then decide whether to tender the work or continue with the same team into construction once they have a design and a cost they are comfortable with.

How we work

W1 Design offers both. We can provide a complete architectural and interior design package for clients who appoint their own contractor, or carry the project through construction with our design and build service. The design team stays the same either way.