Design-Build
Design-build is a commercial construction delivery method where a single firm or team provides both architectural design services and construction under one contract. The owner deals with one entity, one contract, and one point of accountability for the entire project — from initial concept drawings through finished construction.
Updated July 13, 2026
Key Facts
- 1Design-build projects are typically completed 33% faster than traditional design-bid-build projects, per the Design-Build Institute of America (DBIA)
- 2Design-build delivery results in 6–10% lower overall project costs on average compared to separate design and construction contracts, according to DBIA research
- 3Design-build is increasingly common for commercial tenant improvements under $2 million where speed and cost certainty matter more than maximum design flexibility
Design-Build vs. Traditional Design-Bid-Build
In traditional design-bid-build, the owner hires an architect to produce full construction documents, then bids the job to multiple contractors. The design and construction are sequential and handled by separate firms. This process protects design intent but is slow and creates adversarial dynamics between architect and contractor when problems arise during construction.
In design-build, the architect and contractor are on the same team from the start. This allows design and construction planning to overlap, reducing the total project timeline. It also means the contractor can flag constructability issues during design — before they become expensive change orders in the field.
When Design-Build Makes Sense for a Commercial Buildout
Design-build is most advantageous when the tenant's schedule is the primary constraint and when design requirements are clear enough to be specified in a performance brief rather than detailed drawings. Restaurant concepts with standard kitchen configurations, retail concepts with defined brand standards, and medical offices with well-documented equipment requirements are all strong candidates.
Design-build is a poor fit when the tenant needs maximum design flexibility, wants to independently value-engineer contractor bids, or has complex aesthetic requirements that benefit from an independent architect acting as their advocate.
Frequently Asked Questions
Is design-build cheaper than hiring a separate architect and contractor?
Often yes, but not always. The efficiency gains come from overlapping design and construction phases and from avoiding adversarial design-contractor dynamics. However, you lose the independent check that a separate architect provides on the contractor's work quality and compliance.
Who owns the design drawings in a design-build contract?
This is negotiated — either party can own the intellectual property. Most design-build contracts specify that the owner receives a license to use the drawings for the purpose of the project. If you terminate the contract, ownership terms determine whether you can take the drawings to another team.
Can I use a design-build approach with my landlord's approved contractor list?
If your landlord requires using specific contractors, you may be limited in assembling a true design-build team. Some landlords allow design-build if one of their approved GCs is involved. Check your lease's construction exhibit for contractor approval requirements.